I am hoping to receive a mortgage with Lloyds. I intend to use a Licensed Conveyancer in Adamsdown. Does the Lloyds Conveyancing panel allow for conveyancers regulated by the CLC?
The Lloyds conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Our bank has recommended a law firm on their panel based in Adamsdown but I would rather choose a conveyancing lawyer in Adamsdown round the corner to me. Can you help?
The minority of Adamsdown conveyancing firms are on all banks conveyancing panel. Use our find an approved solicitor tool to choose a Adamsdown conveyancing solicitor on the on the mortgage company panel.
What does a local search inform me regarding the house we're buying in Adamsdown?
Adamsdown conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search organisations for example PSG The local search plays an important part in many a Adamsdown conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your property. The search will provide 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 13 topic sections.
Me and my brother purchased a terraced Edwardian property in Adamsdown. Conveyancing solicitor represented me and Britannia. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold with the exact same property. Is it worth asking Britannia to clarify?
You need to review 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Adamsdown and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with your conveyancing lawyer who carried out the work.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Adamsdown is the location of the property. Can you shed any light on this issue?
Flying freeholds in Adamsdown are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Adamsdown you must be sure that your lawyer goes 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 Adamsdown may decide 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 premises.
What could I expect to pay for conveyancing in Adamsdown?
The amount you are charged for Adamsdown conveyancing costs are likely to be calculated at:
- a standard cost; or
- an hourly rate (i.e. the time spent on the particular case).
In practice you seldom hear of Adamsdown conveyancing companies charge by the clock