Finally the sale completed on my house in Roath last July yet the purchaser is Skype messaging every few hours complaining that his conveyancer needs to hear from mine. What are the post completion sale formalities following completion?
Post completion of your sale your solicitor is committed to forward the transfer documentation and all of the paperwork to the purchaser's conveyancer. Depending on the transaction, your conveyancer should also send confirmation that the home loan has been paid off to the buyers solicitors. There are no post completion steps peculiar conveyancing in Roath.
My Solicitor in Roath is not on the National Westminster Bank Approved Panel. Can I still continue with my family solicitor even though they are excluded from the National Westminster Bank panel?
Your options are as follows:
- Complete the purchase with your existing Roath lawyers but National Westminster Bank will need to use a conveyancer on their panel. This will inevitably rack up the total legal charges as well as result in frustration.
- Choose a new lawyer to act in the purchase, obviously checking they are on the National Westminster Bank panel
I am planning to move property in June. Does my conveyancing solicitor call the removal company on the completion day. On a separate note, can you suggest a removal company in Roath. Conveyancing firm was found prior to coming across your page.
On the afternoon of completion you will need to pick up the house keys from your property agent but this can only occur once the vendors solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be handed over. You can advise the removal company that they can start moving you in. We do not recommend a particular removal company but can assist you in choosing a conveyancing in Roath or a lawyer that specialises in conveyancing in Roath.
I am currently in the process of buying my council flat in Roath. I have a mortgage offer with Aldermore. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.
Completion of my purchase has taken place for my property in Roath. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
A friend recommended that if I am purchasing in Roath I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes included in the estimate for your Roath conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about Roath around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Roath Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information concerning Roath.
I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Roath is where the house is located. Can you offer any opinion?
Flying freeholds in Roath are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Roath you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Roath may decide 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 property.
I work for a busy estate agency in Roath where we have experienced a number of leasehold sales put at risk as a result of short leases. I have been given conflicting advice from local Roath conveyancing firms. Could you clarify whether the vendor of a flat can start the lease extension formalities for the buyer?
Provided that the seller has owned the lease 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. The benefit of this is that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder 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.
Leasehold Conveyancing in Roath - A selection of Queries before buying
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On the whole the cost for major works are not included within maintenance charges, although there some managing agents in Roath ask leasehold owners to pay into a reserve fund created for the specific purpose of building a fund for major works. Is anyone aware of any major works anticipated that will add a premium to the maintenance costs? What restrictions are there in the Roath Lease?