IfI were to acquire a freehold housein Lisvane for cash and have no survey and no local authority searches how much could I expect to to save on my conveyancing in Lisvane?
The only saving you would make on is the Lisvane conveyancing searches. Your solicitor still be obliged to do everything else - money laundering, correspond with the sellers conveyancer, stamp duty return, register the ownership etc. A marginal saving might be made by not needing to register a charge however it won't be significant.
Can you point me to a directory of Lloyds panel conveyancers in Lisvane on the UK Finance Lenders’ Handbook Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. Very few mortgage companies make their panel listings viewable over the internet. Where you are looking for a Lisvane property lawyer on the Lloyds please use our facility.
Is it the case that all Lisvane solicitor firms on the Santander conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Santander conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Some lenders do list licenced conveyancers on their panel in which case such organisation would be overseen by the CLC.
I am selling my house. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nottingham are being difficult. The Lisvane solicitor who is on the Nottingham conveyancing panel is recommending indemnity insurance as a solution 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.
My wife and I are selling our property in Lisvane and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any high street Lisvane conveyancer would know that there is no such problem. It does beg the question why the buyers are using a factory type conveyancing practice as opposed to a conveyancing solicitor in Lisvane. We have lived in Lisvane for six years we know of no issue. Should we get in touch with our local Authority to get confirmation that there is no issue.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I have justfound out that Arc property Solicitors have closed. They carried out my conveyancing in Lisvane for a purchase of a freehold house 10 months ago. How can I establish that my home is registered correctly in the name of the previous owner?
The easiest method to see if the property 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 Lisvane conveyancing specialists.
I have been on the look out for a leasehold apartment up to £305k and identified one near me in Lisvane I like with amenity areas and railway links nearby, the downside is that it's only got 49 remaining years left on the lease. I can't really find anything else in Lisvane suitable, so just wondered if I would be making a mistake buying a short lease?
Should you require a mortgage the remaining unexpired lease term may be problematic. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 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 existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.
My mortgage broker has recommended their property lawyer for my conveyancing in Lisvane - Surely it’s advisable to just instruct them?
You need to establish if the selling agent is recommending a conveyancing practitioner or introducing to a property lawyer. There are plenty of Lisvane estate agents who recommend two or three Lisvane conveyancing firms purely based on those lawyers offering a great service.