Do the conveyancing practitioners that you recommend carry out auction conveyancing in Roath?
There are a few auction lawyers we can put you in touch with those conducting auction conveyancing. Roath is one of hundreds of locations where our lawyers cover.
Forgive me if this question is silly but I am unexperienced as FTB of a two bedroom flat in Roath. Do I pick up the keys to the house on completion from my lawyer? If this is the case, I will use a local conveyancing solicitor in Roath?
On the day of completion you do not need to go to the conveyancers office in Roath. Conveyancing lawyers for you will arrange to send the purchase money to the seller's solicitors, and shortly after the monies have arrived, you should be called to collect the keys from the selling Agents and start moving into the property. Usually this occurs early afternoon.
Is it correct that all Roath CQS (Conveyancing Quality Scheme) solicitors are on the Clydesdale conveyancing list of approved firms?
Some major lenders now utilise CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
We are getting a further advance on our mortgage from Nationwide as we wish to carry out a loft conversion to our property in Roath. Are we obliged to choose a local Roath solicitor on the Nationwide conveyancing panel to handle the paperwork?
Nationwide would not normally appoint a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide panel.
Me and my brother purchased a renovated Georgian property in Roath. Conveyancing practitioner represented me and Godiva Mortgages Ltd. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Roath and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with the conveyancing solicitor who completed the work.
I'm purchasing my first flat in Roath benefiting from help to buy. The sellers would not reduce the amount so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not disclose to my solicitor about the extras as it will adversely affect my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Roath is the location of the property. What do you suggest?
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 thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Roath may ascertain 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.
My father-in-law has recommend that I instruct his conveyancers in Roath. Should I use them?
There are no two ways about it the best way to find a conveyancing solicitor is to seek guidance from friends or relatives who have actually used the firm you're are thinking of instructing.