There are plenty of conveyancing solicitors in Rhiwbina but how do I know who's good?
We would encourage you not to go for the lowest Rhiwbina conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. 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 advance.
I am expecting a OIP from Yorkshire BS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Rhiwbina solicitors on the Yorkshire BS conveyancing panel, or is it better to go independently?
You will need to appoint Rhiwbina solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
I am selling my apartment. I had a double glazing fitted in March 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Yorkshire BS are being a right pain. The Rhiwbina solicitor who is on the Yorkshire BS conveyancing panel is recommending indemnity insurance as a solution but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS 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.
We are close to exchanging contracts on the sale of our house in Rhiwbina and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any high street Rhiwbina 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 Rhiwbina. We have lived in Rhiwbina for 4 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek clarification that there is no issue.
It sounds as though you may have a conveyancing firm already. What do they say? You should 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)
Just had an offer accepted on a new build apartment in Rhiwbina. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Rhiwbina
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Forfeiture - bankruptcy or liquidation must not apply under this provision. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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.
My business partner and I are hoping to take over a lease of an office on a shopping parade. Can you recommend lawyers offering no-move-no costs for non-domestic conveyancing in Rhiwbina for less than 1500k?
We can recommend firms who host a wealth of experience of commercial conveyancing in Rhiwbina, including the sale and acquisition of businesses as well as simply premises. If you are intending to buy or dispose of a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right lawyer. Regarding the fees these will vary based on the structure and complexity of the proposed transaction. Please provide us with your details or telephone us so that we can provide you with comprehensive commercial conveyancing quote.
I've found a house that seems to be perfect, at a great figure which is making it more attractive. I have since been informed that the title is leasehold rather than freehold. I would have thought that there are particular concerns buying a leasehold house in Rhiwbina. Conveyancing solicitors have not yet been appointed. Will my lawyers set out the implications of buying a leasehold house in Rhiwbina ?
Most houses in Rhiwbina are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. It is clear that you are purchasing in Rhiwbina so you should seriously consider shopping around for a Rhiwbina conveyancing solicitor and check that they are used to advising on leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as requiring the freeholder’spermission to carry out changes to the property. It may be necessary to pay a contribution towards the maintenance of the estate where the property is part of an estate. Your conveyancer should report to you on the legal implications.
Rhiwbina Leasehold Conveyancing - Sample of Queries before buying
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Be sure to investigate if there are any onerous restrictions in the lease. For example plenty of leases prohibit pets being permitted in in a block in Rhiwbina. If you like the propertyin Rhiwbina yet your cat can’t make the move with you then you will be faced difficult compromise. Who takes responsibility for maintaining and repairing the block? The best form of lease structure is a share of the freehold. In this scenario the leaseholders enjoy being in charge if their destiny and even though a managing agent is frequently employed where the building is larger than a house conversion, the managing agent retained by the leaseholders.
What can I do to find out who is the owner of a house in Rhiwbina?
Provided the property is recorded at the Land Registry, and you have requisite information of the location of the property, you will be able to view details from the the Land Registry of the recorded proprietor for a a minimal charge.