Can your site be used to locate a Conveyancing solicitor in Llandaff North even if I’m not purchasing or selling a house, for instance where I intend to buy a shop in Llandaff North with a loan from Bank of Scotland?
The service is mainly there to help choose domestic conveyancing solicitors in Llandaff North but we have recorded towards the bottom of this page some Llandaff North commercial conveyancing firms. You will need to make contact with the firm directly to see if they can also act for Bank of Scotland
If you had a top tip for selecting a conveyancing solicitor in Llandaff North what would it be?
Do not opt for the lowest Llandaff North conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
I have instructed a Llandaff North solicitor having checked that they are on the Lloyds conveyancing panel. Does my lawyer arrange the survey of the property?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Llandaff North surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Our offer on a detached house in Llandaff North has been agreed to, the owners do however have a connected purchase. The sellers have put an offer on a flat, however it’s not been accepted yet, and are looking at other apartments booked. I have instructed a bricks and mortar conveyancing solicitor in Llandaff North. What should be my next step? At what stage should I apply for the mortgage with Principality?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then survey, Llandaff North conveyancing search charges, etc). The first thing to do is ensure that your conveyancing practitioner is on the Principality conveyancing panel. Concerning the subsequent stages this very much dictated by the circumstances of your transaction, desire for this property and on the state of the market. In a buoyant market some buyers will apply for a home loan with Principality and arrange for the valuation and only if it was satisfactory would they ask their property lawyer to press on with the conveyancing in Llandaff North.
We are downsizing from our house in Llandaff North and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A high street Llandaff North lawyer would know that there is no such problem. For the life of me I don't know why the purchasers used a web based conveyancing practice rather than a conveyancing solicitor in Llandaff North. We have lived in Llandaff North for six years we know that this is a non issue. Should we contact our local Authority to get clarification that there is no issue.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You must enquire of 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'm purchasing a new build house in Llandaff North with a mortgage from Bank of Scotland. The developers refused to budge the price so I negotiated £7000 of extras instead. The sale representative told me not inform my solicitor about the extras as it would jeopardize my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Due to the encouragement of my in-laws I had a survey completed on a house in Llandaff North before instructing lawyers. I have been informed that there is a flying freehold overhang to the property. Our surveyor advised that some lenders tend refuse to issue a mortgage on this type of home.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Halifax. Should you wish to call us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Llandaff North. Conveyancing will be smoother if you use a solicitor in Llandaff North especially if they are accustomed to such properties in Llandaff North.
In what way can the Landlord & Tenant Act 1954 affect my commercial premises in Llandaff North and how can you help?
The 1954 Act gives security of tenure to business leaseholders, giving them the dueness to apply to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Llandaff North is one of our hundreds of locations in which the firms we work with have offices