My financial adviser has requested my Rudry solicitor’s panel member for the Lloyds conveyancing panel. Can you suggest how I obtain this. I have contacted my local Rudry office but they have not got back to me yet.
You are best placed to get this information from your Rudry lawyer . They retain a central record lender panel numbers.
As someone clueless as to conveyancing in Rudry what is your top tip you can impart for the home moving process in Rudry
Not many law firms or advisers will tell you this but conveyancing in Rudry or throughout Caerphilly is an adversarial process. In other words, when it comes to conveyancing there is an abundance of opportunity for friction between you and others involved in the legal transfer of property. For example, the seller, estate agent and even potentially your lender. Selecting a lawyer for your conveyancing in Rudry is a critical decision as your conveyancer is your adviser, and is the ONE party in the legal process whose role it is to act in your best interests and to keep you safe.
There is a distinct creep in the "blame" culture- someone has to be at fault for the process being so protracted. You your first instinct should be to trust your conveyancer above the other players in the conveyancing process.
I am helping my niece sell her flat in Rudry. Does the conveyancer commission an EPC or do I organise this?
Following the abolition of HIPs, energy assessments remained a compulsory element of moving house. An EPC must be to hand before the property is advertised. It is not a task that lawyers ordinarily arrange. If you are instructing a Rudry conveyancing lawyer they may help arrange energy performance certificates due to their relationships with long established Rudry accredited person
I'm in the process of looking at flats in Rudry and I am now considering a potential offer. Is it too early to have a solicitor in place? I will be getting a mortgage with Co-operative.
It would be wise to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are taking out a mortgage with Co-operative, ask your prospective lawyers if they are on the Co-operative conveyancing panel otherwise they can't do the mortgage legal work.
The mortgage over my property is with Barclays for my property in Rudry. Conveyancing has been completed a year ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Barclays?
Barclays must be informed of your intention before letting out your property as this is likely to be a breach of Barclays’s mortgage conditions. It may be that Barclays will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. You need not do this via a Barclays conveyancing panel lawyer.
My wife and I own a terraced Edwardian property in Rudry. Conveyancing lawyer acted for me and HSBC Bank. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold under the matching property. I'd like to know for sure, how can I find out??
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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Rudry and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing lawyer who completed the work.
How does conveyancing in Rudry differ for new build properties?
Most buyers of new build residence in Rudry contact us having been asked by the seller to sign contracts and commit to the purchase even before the residence is built. This is because new home sellers in Rudry tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Rudry or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a house in Rudry ahead of retaining lawyers. I have been told that there is a flying freehold element to the house. My surveyor has said that some banks will not issue a loan on such a premises.
It depends who your proposed lender is. Lloyds has different requirements for example to Nationwide. Should you wish to telephone us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Rudry. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Rudry to see if the conveyancing will be more expensive.