Why is leasehold purchase conveyancing in Roath Park costs more?
The conveyancing fees on a leasehold property in Roath Park is often more expensive than on a freehold residence. This is due to the extra time required in liaising with the freeholder and managing agents to obtain information about whether the rent and service fee have been cleared and whether there are any significant expenditure in the foreseeable future on repairs or maintenance of the block.
Forgive me if this question is silly but I am wet behind the ears as a 1st time purchaser of a garden flat in Roath Park. Do I collect the keys to the house on the completion date from my conveyancer? If so, I will find a High Street conveyancing solicitor in Roath Park?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the seller's solicitors, and once they have received this, you will be able to pick up the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.
I am the single beneficiary of my late mum's estate with all property in now in my sole name, including the my former home in Roath Park. Conveyancing formalities meant that the Land Registry date was in June. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship could be regarded the same way as if I'd bought the house in June. Is the property unsalable for six months?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. How sensible a view lenders take of it, depend on the bank as this provision chiefly exists to capture subsales or the flipping of property.
I am selling my flat. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Clydesdale are being pedantic. The Roath Park solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Should my conveyancer be asking questions concerning flooding as part of the conveyancing in Roath Park.
Flooding is a growing risk for solicitors dealing with homes in Roath Park. There are those who buy a house in Roath Park, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Lawyers are not qualified to offer advice on flood risk, however there are a numerous checks that may be undertaken by the purchaser or by their solicitors which should give them a better understanding of the risks in Roath Park. The standard property information forms given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the seller to determine if the property has suffered from flooding. In the event that flooding has previously occurred which is not disclosed by the owner, then a purchaser may issue a legal claim for losses as a result of such an inaccurate answer. A buyer’s lawyers may also conduct an enviro search. This should indicate whether there is any known flood risk. If so, further inquiries will need to be initiated.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what should have been a quick, chain free conveyancing. Roath Park is the location of the property. What do you suggest?
Flying freeholds in Roath Park are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Roath Park you would need to get your solicitor to go 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 Park 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 premises.
How straightforward is it to use the search tool to find a conveyancing practitioner in Roath Park on the authorised to act for my bank?
Step one is to pick a bank such as Nationwide Building Society, Norwich and Peterborough Building Society or Clydesdale then choose your preferred area for example Roath Park. Conveyancing practices in Roath Park and nationally will then be identified.
I need to instruct a conveyancing solicitor for my conveyancing in Roath Park. I happened to land on a web site which looks to be the ideal solution If there is a chance to get all this stuff done via phone that would be preferable. 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?