Me and my partner are acquiring our first property. The property lawyer has calledto ask if we wish to order supplemental conveyancing searches. We are really unsure what's relevant for conveyancing in Pentwyn
The extent of Pentwyn conveyancing searches should be triggered based primarily on the premises, the location, the possibility of any of these risks, your familiarity of the region and risks, your general appetite to risk. What is important is that you adequately understand what information the searches could provide. Then you can decide if you consider that you need that search. If unclear, ask the lawyer to recommend.
Having sold my house in Pentwyn last May yet the purchaser is texting daily complaining that his lawyer is waiting to hear from myconveyancer. What should have happened following completion?
Following your sale your solicitor should send the transfer documentation and all additional paperwork to the purchaser's lawyers. Depending on the transaction, your lawyer must also send confirmation that the mortgage has been paid off to the buyers solicitors. There is unlikely to be post completion tasks unique to conveyancing in Pentwyn.
My bid for a property was accepted at auction in Pentwyn. Conveyancing is required. What are my next steps?
Having for all intents and purposes signed on the dotted line you should instruct a conveyancing lawyer quickly as you will have a pending deadline in which to complete the transaction. All auction property will ordinarily have a bespoke legal set of papers. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the legal pack should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You need to hand this to the solicitor working for you as soon as possible. Do make sure that your finances are organised to complete the transaction on the set completion date.
We have a mortgage agreed in principle with RBS. Pentwyn conveyancing lawyers have been selected. How long does it take for RBS to send the offer to the lawyer?
Some lenders take longer than others. Have RBS done the survey? Have you advised RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am expecting a OIP from Co-operative this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Co-operative recommend any Pentwyn solicitors on the Co-operative conveyancing panel, or is it better to go independently?
You will need to appoint Pentwyn solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
I purchased a 4 bedroom Edwardian house in Pentwyn. Conveyancing lawyer represented me and Nationwide Building Society. 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 with the matching property. Is it worth asking Nationwide Building Society 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Pentwyn and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with the conveyancing solicitor who conducted the conveyancing.
I decided to have a survey completed on a property in Pentwyn prior to retaining conveyancers. I have been advised that there is a flying freehold element to the house. The surveyor has said that some banks tend not give a loan on this type of premises.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Nationwide. If you e-mail us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Pentwyn. Conveyancing will be smoother if you use a solicitor in Pentwyn especially if they are familiar with such properties in Pentwyn.
Am I right to be suspicious by third parties that I am dealing with are recommending a national conveyancing firm rather than a High Street Pentwyn conveyancing company?
As with many professional services, often recommendations from family and friends can be very helpful. But there are numerous players in a conveyancing deal; estate agents, financial adviser and banks might all put forward solicitors to appoint. On occasion these conveyancers might be known to one of the organisations as being good in their field, but occasionally there might be a commercial relationship behind the endorsement. You are free to appoint your preferred conveyancer. You need to be aware that the majority of mortgage providers have an approved list of solicitors you must use for the lender related work in your house move.