I am not in a position to travel far from Lisvane. What is the rationale as to why all Lisvane conveyancers aren't included on all mortgage company panels?
Before the recession most mortgage companies demonstrated an approach to risk which is different from today. The FSA in 2010 instigated a thematic review into fraud which concluded: know the conveyancing practitioners on your panel. Accordingly, banks have since looked to extract more data from law firms regarding their processes and the staff who work for them and set certain criteria such as completing a minimum amount of transactions. Thousands of law practices have found themselves excluded from lender panels even though they had an exemplary disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms found it impossible meet the criteria of volume of transactions the lenders insisted on.
I am the registered owner of a freehold residence in Lisvane yet pay rent, why is this and what is this?
It’s unusual for properties in Lisvane and has limited impact for conveyancing in Lisvane but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.
My lender has recommended solicitors on their panel based in Lisvane but I would rather instruct a conveyancing lawyer in Lisvane local to me. Are you able to assist?
It is by no means the case that all Lisvane conveyancing practices are listed all lender’s conveyancing panel. Use the above search tool to find a Lisvane conveyancing solicitor on the on the mortgage company panel.
We are buying a 3 bedroom semi in Lisvane. The intention is to carry out an extension to the side at the property.Will legal investigations on the property involve enquiries to ascertain if these works were previously refused?
Your conveyancer should review the registered title as conveyancing in Lisvane will occasionally reveal restrictions in the title documents which restrict certain changes or necessitated the consent of another owner. Certain additions require local authority planning consent and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
I'm the sole beneficiary of my late mum's estate with all property in now in my sole name, including the house in Lisvane. Conveyancing formalities meant that the Land Registry date was in February. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship could be treated the same way as though I had purchased the house in February. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. Most lenders would take a practical view as this provision is principally there to pick up on subsales or the flipping of property.
About to purchase apartment in Lisvane. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Lisvane lawyer is on the Coventry BS conveyancing panel.
What can a local search inform me regarding the property we're purchasing in Lisvane?
Lisvane conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations for example Searchflow The local search plays an important role in many a Lisvane conveyancing purchase; that is if you don’t want any nasty once you have moved into your property. The search should supply 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 subject areas.
About to purchase a new build flat in Lisvane. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Lisvane
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Please confirm the Lease plans are architect prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.