I am hoping to receive a offer of a home loan from Halifax. I hope to use a Licensed Conveyancer in Roath. Does the Halifax Solicitor panel include conveyancers regulated by the CLC?
The Halifax approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
I have given 2 months notice to my existing landlord and must leave my rented apartment in Roath by the end of next month. Conveyancing on my purchase has just started. Is it possible to complete in six weeks as I wish to avoid having to move into temporary accommodation?
The normal practice is not to give notice on a rental until your lawyer suggests that you should. If you have not already done so, contact to your conveyancer and urge them to they chase the sellers solicitors, try to get a realistic time scale from them that everyone will work towards
How does conveyancing in Roath differ for new build properties?
Most buyers of new build or newly converted property in Roath come to us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is built. This is because developers in Roath usually acquire the land, 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 accustomed to new build conveyancing in Roath or who has acted in the same development.
I need to retain a conveyancing solicitor for purchase conveyancing in Roath. I've land on a web site which looks to be the perfect answer If it is possible to get all the legals done via web that would be ideal. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I work for a long established estate agency in Roath where we have witnessed a few flat sales derailed due to leases having less than 80 years remaining. I have received inconsistent advice from local Roath conveyancing firms. Could you confirm whether the owner of a flat can instigate the lease extension process for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I purchased a garden flat in Roath, conveyancing was carried out in 2012. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Roath with over 90 years remaining are worth £202,000. The ground rent is £55 invoiced annually. The lease finishes on 21st October 2081
With only 56 years remaining on your lease we estimate the premium for your lease extension to be between £29,500 and £34,000 as well as legals.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.
How does one remove a departed person's details from the title register for a property in Roath?
Where a Roath property is jointly owned and one of the owners passes away, the name will not automatically be removed from the title deeds. It is not necessary to remove their name as in the event of a disposal your conveyancer would just be required to evidence as to the reason the other owner is not included in the transfer, normally this takes the form of the probate documents.
With a view to making the sale conveyancing simpler in the future you can apply to have the deceased party erased from the title by applying to the land registry with proof of the death. There is no land registry fee payable.