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FACT : Fairwater Conveyancing Solicitors Know more about Conveyancing in Fairwater

Reasons to use our Fairwater conveyancing solicitors

  • 1 Fairwater lawyers have a significant edge when it comes to Fairwater conveyancing as they have valuable local knowledge of local authority requirements, planning policies and other issues that can impact your conveyancing
  • 2 This site is the only site that enables you the facility to ensure that your property ownership legalities in Fairwater will be carried out by a law firm on your mortgage lender’s member panel.
  • 3 Fairwater property lawyers will acquainted with the local Land Registry Office, Local Authority and estate agents
  • 4 You can rest easier when choose the very best, most recommended conveyancing solicitors. Fairwater has a number to choose from, but for a truly dependable and reliable service many local people have been use the endorsement of this site.
  • 5 Using a a family Solicitor on the whole means that you will receive a more personalised service. When using a large conveyancing firm, your conveyancing is dealt with by a team of people who who progress matters by reading from their computer screens.

Examples of recent conveyancing in Fairwater since October 2021*

Transfer

of terraced premises, Stanway Road, CF5 4JF completing on 15/10/2021 at a price of £136,000. The conveyancing process incorporates some of the following tasks: sending the transfer to the vendor for signature in readiness for completion, setting up the completion formalities, sending title deeds and signed transfer to purchaser’s conveyancer

Disposal

of house premises, Grosvenor Street, CF5 1NJ completing on 15/10/2021 at a price of £308,250. The conveyancing process incorporates some of the following tasks: dealing with appropriate requisitions and enquiries, taking formal instructions from and updating the seller client, sending title deeds and signed transfer to purchaser’s lawyers

Sale

of house property, Railway Street, CF24 2DG completing on 21/10/2021 at a price of £223,000. The conveyancing process included amongst the various tasks: drafting the sale agreement and Transfer, sending the transfer to the seller for execution in readiness for completion, preparing statement detailing charges

Disposal

of flat Coed Edeyrn CF23 9JX, at buying consideration of £96,000. Leasehold conveyancing included: drafting the sale agreement and Transfer, sending the transfer to the seller for execution in readiness for completion, setting up the completion formalities

Recently asked questions about conveyancing in Fairwater

At what point can the exchange of contracts take place for domestic conveyancing in Fairwater and am I required to be at the solicitors office?

If you are round the corner to our conveyancing solicitors in Fairwater you are invited in to sign the paperwork. However, the law practices we recommend provide countrywide coverage for conveyancing and provide as equally detailed and professional a job for you when dealing with you by post or email. The signing of the sale agreement is not the point of no return. Signing on the dotted line simply enables the conveyancer to address the formalities when the time is right, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Fairwater)to be in the office available at the end of the phone to exchange contracts.

I have 70 years left on my lease and need a lease extension for my flat in Fairwater. Conveyancing solicitors on the The Mortgage Works panel can deal with such extensions right?

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 14/1/2022 the requirements read as follows :

Minimum unexpired lease term is 70 years with 30 years remaining at the end of the mortgage term.
Where the unexpired lease term is different to that recorded on the mortgage offer, the following clarifies if we need to be informed:

Second hand property:
- If the unexpired lease term on the offer is 85 years or more - only advise us if the actual lease term is less than 85 years
- if the unexpired lease term on the offer is less than 85 years – advise us if the actual lease term is different than reported
- For equity share applications - advise us if the actual lease term is different than reported on the offer

New build property:
- If the unexpired lease term stated on the offer is 125 years (flat) / 250 years (house) or more - only advise us if the actual lease term is less than 125 years (flat) / 250 years (house)
- For equity share applications - always advise us if the actual lease term is different than reported on the offer

Lease terms such as ground rent and event fees must be reasonable at all times during the term of the lease and adhere to our requirements below. If you’re unsure as to whether the terms of a lease are unreasonable or onerous, please refer the details to us in plain English for Valuer consideration. If the potentially onerous terms are in relation to the ground rent please include the current ground rent figure per annum, how often it will be reviewed and the price structure it will be reviewed against. See the guidance below.

SECOND HAND PROPERTIES

Unacceptable - advise Originations (Will be declined):
- Unexpired lease term less than 70 years
- Less than 30 years remaining at the end of the mortgage term
- Ground Rent greater than 0.5% of the property value
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI
- Ground Rent review period less than or equal to 5 years

Refer to Originations (Valuer will consider any impact on valuation figure and marketability):
- Unexpired lease term is 70 to 85 years
- Ground Rent greater than 0.1% and less than or equal to 0.5% of the property value
- Ground Rent escalation is linked to any indices greater than RPI
- Ground Rent escalation is linked to the value of the building*
- Ground Rent review period is greater than 5 and less than 10 years
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 0.5% of property value p/a (please provide details of what the charges cover)
- Anything that appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Originations):
- Unexpired lease term greater than 85 years
- Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than or equal to 10 years
- Ground Rent escalation less than or equal to RPI

NEW BUILD PROPERTIES (includes office conversions)

Unacceptable - advise Originations (Will be declined):
- Unexpired lease term less than 125 years on a new build flat or less than 250 years on a new build house
- Starting Ground Rent greater than 0.1% of the property value
- Ground Rent review period less than or equal to 5 years
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI

Refer to Originations (Valuer will consider any impact on valuation figure and marketability):
- Ground Rent is linked to any indices greater than RPI
- Ground Rent is linked to the value of the building*
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 0.5% of property value p/a (please provide details of what the charges cover)
- Anything else appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Originations):
- Unexpired lease term greater than or equal to 125 years on a new build flat or greater than or equal to 250 years on a new build house
- Starting Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than 5 years
- Ground Rent escalation less than or equal to RPI

* Where the Ground Rent escalation is linked to the value of the building, please provide the following:
- How is the value of the block/unit currently calculated and if the assessment relates to the block(s), how is the Ground Rent calculated/apportioned per property?
- The current valuation and Ground Rent for each unit
- What is the mechanism for future valuations of the block and how is the Ground Rent calculated/apportioned?
- What is the right of appeal? And is this a documented process within the lease?
- Who bears the cost of the valuation (and appeal) process?
- Confirmation the review period is not less than twenty years

I have justfound out that Arc property Solicitors have been shut down. They conducted my conveyancing in Fairwater for a purchase of a leasehold apartment 9 months ago. How can I check that the property is not still registered in the name of the former proprietor?

The quickest way to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Fairwater conveyancing specialists.

I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Fairwater is the location of the property. Is there any advice you can give?

Flying freeholds in Fairwater are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Fairwater you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Fairwater may ascertain 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.

If all goes to plan we aim to complete the sale of our £225,000 garden flat in Fairwater next week. The landlords agents has quoted £360 for Certificate of Compliance, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge such fees for a leasehold conveyance in Fairwater?

Fairwater conveyancing on leasehold maisonettes normally results in administration charges invoiced by managing agents :

    Answering conveyancing due diligence enquiries Where consent is required before sale in Fairwater Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale
Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Fairwater leasehold premises is £350. For Fairwater conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to provide answers.

Fairwater Leasehold Conveyancing - Examples of Questions you should ask Prior to Purchasing

    Does the lease have onerous restrictions? How many of the leaseholders are in arrears for their maintenance charge payments? Many Fairwater leasehold apartments will be liable to pay a service charge for the upkeep of the building set by the freeholder. Where you buy the property you will have to pay this amount, normally quarterly accross the year. This could vary from a few hundred pounds to thousands of pounds for large purpose-built buildings. In all probability there will be a rentcharge for you to pay annual, normally this is not a significant figure, say approximately £25-£75 but you should to enquire as sometimes it could be many hundreds of pounds.

My mortgage broker has suggested using their lawyer for my conveyancing in Fairwater - Is it not simpler better to just instruct them?

This is not necessarily the case and you are at liberty to use whichever solicitor you decide for your Fairwater conveyancing. A solicitor suggested by a 3rd party adviser may not always be the best conveyancing practitioner, they may recommend their preferred conveyancing firm who are based far away. In this instance you may not have contact with your solicitor and due to the lack of continuity in the transaction, it may be difficult to obtain updates.

Last updated

Sample of conveyancing solicitors in Fairwater regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Fairwater but also conveyancing throughout England and Wales.

  • Evans And Jones Solicitors Llp, 1st Floor Offices, 8b Station Road, Radyr, Cardiff, South Glamorgan, CF15 8AA
  • James Morgan, 18a Merthyr Road, Whitchurch, Cardiff, South Glamorgan, CF14 1DG
  • Ackland & Co, 68 Llandaff Road, Cardiff, South Glamorgan, CF11 9NL
  • Malekin Law Limited, 270 North Road, Cardiff, Cardiff, CF14 3BL
  • Ellison & Co, 13 Kings Road, Canton, Cardiff, South Glamorgan, CF11 9BZ

Commercial Conveyancing solicitors in Fairwater regulated by the SRA

The list below is a small selection of solicitors in Fairwater specialising in commercial conveyancing in Fairwater. This will likely include advice on taking a commercial lease as a tenant
  • Evans And Jones Solicitors Llp, 1st Floor Offices, 8b Station Road, Radyr, Cardiff, South Glamorgan, CF15 8AA
  • James Morgan, 18a Merthyr Road, Whitchurch, Cardiff, South Glamorgan, CF14 1DG
  • Ackland & Co, 68 Llandaff Road, Cardiff, South Glamorgan, CF11 9NL
  • Malekin Law Limited, 270 North Road, Cardiff, Cardiff, CF14 3BL
  • Ellison & Co, 13 Kings Road, Canton, Cardiff, South Glamorgan, CF11 9BZ

Planning law solicitors in Fairwater regulated by the Solicitors Regulation Authority

The firms listed below are a small selection of solicitors in Fairwater specialising in planning law. This should include advice on compulsory purchases in Fairwater
  • Hek Jones Limited, Hek Jones, 104 Whitchurch Road, Cardiff, South Glamorgan, CF14 3LY
  • Hugh James, Hodge House, 114-116 St. Mary Street, Cardiff, South Glamorgan, CF10 1DY
  • Glamorgan Law Llp, 15 St Andrews Crescent, Cf10 3db, Cardiff, Cardiff, CF10 3DB
  • Geldards Llp, Dumfries House, Dumfries Place, Cardiff, South Glamorgan, CF10 3ZF
  • Berry Smith Llp, Haywood House, Dumfries Place, Cardiff, South Glamorgan, CF10 3GA

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.