We are a couple about to exchange contracts for a semi detached house in Roath. We encountered a snag. Our mortgage offer with Alliance & Leicester expires on 26/11/2025 but the owners are putting forward a completion date of 28/11/2025. Is it possible to prolong the mortgage offer?
The best person to deal with your question is your lawyer who should assess whether they better off negotiating with the mortgage broker, owner’s representatives, property agents or possibly all three taking into account the circumstances your conveyancing to date.
I am thinking of refinancing my property in Roath, does my lawyer have to be on the Coventry BS Solicitor panel?
In theory, you could use a solicitor that is not on the Coventry BS conveyancing panel, but Coventry BS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
is it true that all Roath solicitor firms on the Barclays conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Barclays approved list of solicitors they would need to be governed by the SRA. Many lenders do allow licenced conveyancers on their panel and in such a situation the practice would be governed by the CLC.
Can I be sure that the Roath conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in Roath getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor conducting your conveyancing.
Completion of my purchase has taken place for my property in Roath. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
How does conveyancing in Roath differ for newly converted properties?
Most buyers of new build or newly converted property in Roath contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is finished. This is because new home sellers in Roath usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Roath or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Roath is the location of the property. Can you shed any light on this issue?
Flying freeholds in Roath are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Roath you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Roath may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Is there anything unique about your site and other internet conveyancing brokers when it comes to conveyancing in Roath?
At this site obtain a fixed fee quote from a Solicitor or Licensed Conveyancer that understands the issues for your conveyancing in Roath. As opposed to estate agents and many comparison sites we are not in the business of charging firms a fee if you instruct them for your conveyancing in Roath