My wife and I are purchasing a 1 bedroom apartment in Tongwynlais with a mortgage. We wish to retain our Tongwynlais solicitor, however the bank advise he's not on their "panel". We have to appoint one of the lender panel solicitors or retain our Tongwynlais conveyancer and pay for one of their panel ones to represent them. We feel that this is unjust; is there anything we can do?
Unfortunately,no. 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. Another option that might be available is for your Tongwynlais conveyancing solicitor to apply to be on the conveyancing panel.
There are numerous conveyancing solicitors in Tongwynlais but how do I know who's good?
We would encourage you not to base your choice on the cheapest Tongwynlais conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
I am buying a property in Tongwynlais. One unusual aspect is that the roof has a solar panel. Principality have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Principality your lawyer must check the conveyancing requirements contained in Section two of UK Finance Lenders’ Handbook for Principality. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and solicitors are required to report to Principality where a lease does not comply with these conditions. The requirements relate to the installation of panels on properties in England and Wales and is not isolated to Tongwynlais.
Nottingham have agreed my home loan in principle, my bid on a property in Tongwynlais has been accepted, what are the next steps?
The estate agent will need to know who your solicitors are (be sure the lawyers are on the bank’s approved list). Call up Nottingham or your broker and finalise any appropriate documentation. Nottingham will sellect a valuer who will get in touch with the estate agent or vendor to arrange an appointment. Once carried out (assuming no problems) it takes approximately a fortnight to get a mortgage offer. Nottingham will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Tongwynlais.
I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Tongwynlais is the location of the property. Can you offer any advice?
Flying freeholds in Tongwynlais are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Tongwynlais 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 Tongwynlais may determine 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.
Given that I will soon part with £400,000 on 3 bedroom house in Tongwynlais I would like to have a conversation with the conveyancer regarding thetransaction in advance of giving the go ahead to the firm. Is this something that you can arrange?
This is something that we encourage - we would be happy to talk to you we do not take any clients on without you liaising with the conveyancer due to be carrying out your property ownership legalities in Tongwynlais.There is no ‘factory style conveyancing’ - each client is an important individual, not a file reference. The law firms that we put you in touch with believe that the fees you are provided with for residential conveyancing in Tongwynlais should be the amount on the final invoice that you end up paying.
My father has encouraged me to instruct his conveyancers in Tongwynlais. Should I use them?
No doubt the best way to select a conveyancing lawyer is to seek feedback from friends or relatives who have previously instructed the conveyancer that you are are thinking of instructing.
I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a great price which is making it all the more appealing. I have subsequently discovered that it's a leasehold rather than freehold. I am assuming that there are issues purchasing a leasehold house in Tongwynlais. Conveyancing advisers have are soon to be appointed. Will they explain the issues?
Most houses in Tongwynlais are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. It is clear that you are buying in Tongwynlais in which case you should be looking for a Tongwynlais conveyancing solicitor and check that they have experience in advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a leaseholder you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example requiring the landlord’sconsent to conduct changes to the property. You may also be required to pay a service charge towards the upkeep of the communal areas where the property is part of an estate. Your lawyer should report to you on the legal implications.
Tongwynlais Conveyancing for Leasehold Flats - A selection of Questions you should ask before buying
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In the main the cost for major works are not wrapped into the maintenance charges, albeit that some managing agents in Tongwynlais require leaseholders to pay into a reserve fund created for the specific intention of establishing a fund for major works. Its a good idea to discover as much as possible regarding the managing agents as they can either make your life much simpler or uncomfortable. As the owner of a leasehold property you will be in the clutches of the managing agents both financially and when it comes to day to day matters like the cleanliness of the common parts. Ask other tenants what they think of their management. Finally, be sure you know the dates that the maintenance fees are due to the managing agents and precisely what it includes. Where a Tongwynlais lease has less than eighty years it will have adverse implications on the value of the apartment. It is worth checking with your mortgage company that they are happy with remaining years on the lease. A short lease means that you will probably have to extend the lease at some point and you need to have some idea of what this would cost. Remember, in most cases you will be be obliged to have been the owner of the property for 24 months before you are entitled to exercise a lease extension.