Me and my partner are about to exchange on the purchase of a house in Roath Park but as a result of wreckage from some water damage at the property I have was able negotiate compensation from the seller of £2k by way of a adjustment in the price. I had intended this to be addressed as part of amending the contract however Clydesdale are not allowing this. Should they have been informed?
Any solicitor being on a Clydesdale conveyancing panel is obliged to inform Clydesdale of any variations to the purchase price. If you prohibit your conveyancer to disclose the price change to Clydesdale then they would have to discontinue acting for you. In addition, Clydesdale and you would have to appoint a new lawyer for your conveyancing in Roath Park.
We are purchasing a property and need a conveyancing solicitor in Roath Park who is on the RBS solicitor panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Roath Park.
The Roath Park conveyancing lawyers that I recently instructed on my purchase in Roath Park have suddenly closed. They were on acting for me because I had to have a firm on the Barclays conveyancing panel and my preferred Roath Park lawyer was not. I cut them a cheque for £250 in advance. What should be my next steps?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Barclays conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.
Will our lawyer be raising questions about flooding as part of the conveyancing in Roath Park.
Flooding is a growing risk for lawyers dealing with homes in Roath Park. There are those who purchase a property in Roath Park, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Conveyancers are not qualified to offer advice on flood risk, but there are a number of searches that can be carried out by the buyer or by their lawyers which will give them a better appreciation of the risks in Roath Park. The conventional set of property information forms supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard question of the owner to discover whether the premises has suffered from flooding. If flooding has previously occurred which is not notified by the owner, then a purchaser may bring a claim for damages as a result of such an inaccurate reply. A buyer’s solicitors may also conduct an environmental report. This should disclose if there is any known flood risk. If so, further investigations will need to be initiated.
Just had an offer accepted on a new build apartment in Roath Park. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Roath Park
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please provide evidence that the form of Lease proposed has been approved by the Land Registry.
I have been on the look out for a leasehold apartment up to £235,500 and identified one close by in Roath Park I like with open areas and transport links nearby, the downside is that it only has 51 remaining years left on the lease. There is not much else in Roath Park suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you need a mortgage that many years will likely be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.