How up to date is your database of Tongwynlais solicitors on the Barclays conveyancing panel? Do Barclays send you an updated list?
Tongwynlais conveyancing firms themselves provide us confirmation that they are on the Barclays conveyancing panel as opposed to being supplied with a list from Barclays directly.
What can a local search reveal about the house I am purchasing in Tongwynlais?
Tongwynlais conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company for example Searchflow The local search plays an important role in many a Tongwynlais conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your new home. The search will reveal data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.
I own a renovated Georgian house in Tongwynlais. Conveyancing lawyer acted for me and Halifax. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold under the exact same property. Is it worth asking Halifax to clarify?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Tongwynlais and other areas of 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 buyers. You can also enquire as to the position with your conveyancing practitioner who completed the work.
How does conveyancing in Tongwynlais differ for newly converted properties?
Most buyers of new build premises in Tongwynlais approach us having been asked by the builder to sign contracts and commit to the purchase even before the property is finished. This is because house builders in Tongwynlais usually buy 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 conveyancing solicitors 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 Tongwynlais or who has acted in the same development.
Are there any apps to assist me to identify a Tongwynlais solicitor on the Platform Home Loans Ltd conveyancing panel? I am a keen cyclist and am prepared to travel upto 10kilometers to meet the solicitor.
Feel free to make use of the facility on this website. Please select a bank and your location and you will see a number of Tongwynlais conveyancing lawyers located nearest you. We have detailed some Tongwynlais conveyancing firms at the bottom of this page and you can contact them to see whether they are on the Platform Home Loans Ltd approved list
I happen to be an executor of my recently deceased mother’s Will, with a house in Tongwynlais which is to be marketed. The bungalow has never been registered at the Land Registry and I'm told that many buyers solicitors will insist that it is done before they'll move forward. What's the procedure for this?
In the situation that you have set out it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.