My property lawyer in Lisvane has never been on on the Lloyds TSB Bank Conveyancing Panel. Is it possible for me to continue with my family solicitor notwithstanding that they are not on the Lloyds TSB Bank approved list?
Your options are as follows:
- Complete the purchase with your existing Lisvane lawyers but Lloyds TSB Bank will need to retain a conveyancer on their panel. This will inevitably rack up the overall conveyancing fees as well as result in frustration.
- Find an alternative practitioner to to deal with the purchase, remembering to check they are on the Lloyds TSB Bank panel
I am helping my mother sell her property in Lisvane. Will the conveyancing solicitor order the energy assessment or it is for the seller to see to?
Following the demise of HIPs, energy assessments was left as a compulsory component of selling a house. An EPC should be commissioned prior to the property being placed on the market. This is not something that law firms normally organise. Where you are instructing a Lisvane conveyancing lawyer they might be able to arrange energy assessments due to their contacts with long established local accredited person
I am selling my apartment. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nottingham are being difficult. The Lisvane solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are requiring a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Our offer on a detached house in Lisvane has been agreed to, but there is a chain. The vendors have placed an offer on a property, but it’s not yet tied up, and are looking at other flats booked. I have instructed a local conveyancing solicitor in Lisvane. What do I do now? At what stage do I apply for the mortgage with HSBC?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of £1k, then survey, Lisvane conveyancing search fees, etc). The first course of action is to check that your conveyancer is on the HSBC conveyancing panel. As to the subsequent stages this very much depends on the uniqueness of your case, motivation for this property and on the state of the market. In a buoyant market many purchasers will apply for a home loan with HSBC and pay for the valuation and only if it comes back ok would they ask their property lawyer to move forward with searches.
I have recentlybecome aware that Action Conveyancing have closed. They conducted my conveyancing in Lisvane for a purchase of a leasehold apartment 9 months ago. How can I check that the property is in my name in the name of the previous owner?
The quickest way to see if the premises is in your name, you can make 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 Lisvane conveyancing specialists.
How does conveyancing in Lisvane differ for new build properties?
Most buyers of new build residence in Lisvane contact us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is completed. This is because house builders in Lisvane tend to purchase the land, 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 property lawyers 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 Lisvane or who has acted in the same development.
I have been on the look out for a leasehold apartment up to £195,000 and identified one round the corner in Lisvane I like with open areas and station in the vicinity, the downside is that it only has 49 remaining years left on the lease. There is not much else in Lisvane for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a home loan the shortness of the lease may be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of 2 years you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
Should local authority consent be necessary to split a house into multiple flats in Lisvane? This has taken place to a house adjacent to my home in Lisvane and was ignorant of it happening until after the works were done.
Planning Permission yes. Building Reg Approval yes.