Me and my fiance are purchasing a 2 bedroom apartment in Roath Park with a mortgage. We wish to retain our Roath Park lawyer, but the lender says he's not on their "panel". We have to appoint one of the lender panel firms or retain our Roath Park solicitor and pay for one of their panel firms to represent them. We feel that this is inequitable; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Roath Park conveyancing solicitor to apply to be on the conveyancing panel.
I have 71 years left on my lease and need a lease extension for my flat in Roath Park. Conveyancing solicitors on the Chelsea Building Society panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 20/12/2024 the requirements read as follows :
I require fast conveyancing in Roath Park as I have a deadline to sign on the dotted line inside 4 weeks. Thankfully I do not need a mortgage. Is it possible to decline from having conveyancing searches to save money and time?
As you are not obtaining a mortgage you have the choice not to have searches carried out although no law firm would recommend that you don't. Drawing on years of experience of conveyancing in Roath Park the following are examples of what can crop up and adversely affect future saleability: Refused Planning Applications, Overdue Fees, Outstanding Grants, Unadopted Roads,...
I used Arc property Solicitors a few years past for my conveyancing in Roath Park. I now require my papers but the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Roath Park of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a simple, chain free conveyancing. Roath Park is where the house is located. Can you shed any light on this issue?
Flying freeholds in Roath Park are not the norm 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 thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Roath Park 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 property.
We are in the process of buying a house in Roath Park. Could the property lawyer keep the amount we are are purchasing for confidential from sites such as Zoopla. what can I do to ensure this is not revealed?
HMLR by statute are required to note price paid data on a register of the title for domestic properties countrywide including premises in Roath Park. The register of title is an open document, so the Land Registry would be breaking the law excluded specific properties such as your property in Roath Park.
You can make a request of HMLR to withhold the price paid data however the answer will be in the negative.