What is the first thing I need to know about purchase conveyancing in Cyncoed?
You may not hear this from too many lawyers but conveyancing in Cyncoed and elsewhere in England and Wales is often a confrontational process. In other words, when it comes to conveyancing there is an abundance of opportunity for confrontation between you and other parties involved in the ownership transfer. For instance, the vendor, selling agent and even potentially your bank. Appointing a law firm for your conveyancing in Cyncoed an important selection as your conveyancer is your adviser, and is the ONLY party in the process whose responsibility is to look after your best interests and to keep you safe.
There is a worrying creep of a "blame" culture- someone must be at fault for the process taking so long. We recommend that you your first instinct should be to trust your solicitor above the other parties in the conveyancing process.
Despite weeks of looking the Title Certificate and documents to my home are lost. The conveyancers who conducted the conveyancing in Cyncoed 10 years ago are no longer around. Will I be able to sell the house?
Assuming the title is registered the details of your ownership will be retained by HMLR under a Title Number. It is easy to conduct a search at the Land Registry, find your property and secure up to date copies of the Registered Entries for less than a fiver. Where the title is Leasehold then the Land Registry will in most cases retain a certified copy of the Registered Lease and again, a copy can be retrieved for a small fee.
I'm purchasing a new build house in Cyncoed with the aid of help to buy. The developers refused to reduce the price so I negotiated £7000 of extras instead. The sale representative suggested that I not disclose to my conveyancer about the deal as it will affect my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I decided to have a survey carried out on a house in Cyncoed ahead of retaining conveyancers. I have been informed that there is a flying freehold element to the house. My surveyor advised that some lenders may refuse to grant a loan on a flying freehold property.
It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. Should you wish to call us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Cyncoed. Conveyancing will be smoother if you use a solicitor in Cyncoed especially if they are acquainted with such properties in Cyncoed.
What does commercial conveyancing in Cyncoed cover?
Cyncoed conveyancing for business premises incorporates a broad range of services, provided by qualified solicitors, relating to business premises. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
Please can you refer me to a property lawyer for purchasing a bungalow? Ideally someone in the Cyncoed area, who will contact me via email - not someone who insists on slow mail or fax.
LenderPanel.com is limited to being a directory service for solicitors who wish to be listed as being on the approved conveyancing panel for RBS in certain areas for instance Cyncoed . Our intention is not to recommend any particular solicitor.