I am need of leasehold conveyancing for a flat in a relatively new development (6 years old) in Roath. 95% of the appartments have already been occupied. Is it strictly necessary to order conveyancing searches as part of conveyancing in Roath?
If you are acquiring a property with the assistance of a mortgage, your mortgage company will need some (many) of the searches so you'll have no choice. If not, then Roath conveyancing searches are optional. Your lawyer, will ’encourage’, perhaps in the strongest possible terms, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you demand that your lawyer to proceed without searches then your lawyer will have to follow your instructions or you may need to instruct a new lawyer for your conveyancing in Roath.
Why do I have to pay up front for conveyancing in Roath?
If you are buying a property in Roath your lawyer will request that you to provide them with monies to cover the search fees. This will be the total of the cost of the conveyancing searches. If any deposit is payable against the sale price then this should be needed immediately prior to contracts are exchanged. The closing balance that is needed should be sent to your lawyer a few days prior to the completion date.
Will commercial conveyancing searches reveal impending roadworks that could affect a commercial estate in Roath?
Its becoming the norm that commercial conveyancing solicitors in Roath will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Roath. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Roath.
For every commercial conveyancing transaction in Roath it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may result in delays to Roath commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Roath.
The deeds to our house can not be found. The conveyancers who did the conveyancing in Roath 4 years ago no longer exist. Will I be able to sell the house?
Gone are the days when you need to hold title deeds to prove you own the land or premises, given that the Land Registry have everything they need in a digital format.
Given that I will soon part with over three hundred thousand on a property in Roath I would like to have a conversation with the solicitor about mytransaction before instructing the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you speaking to the conveyancer who will be conducting your property ownership legalities in Roath.There is no ‘factory style conveyancing’ - every client is an important individual, not a matter number. The practices that we put you in touch with believe that the fees you are quoted for residential conveyancing in Roath should be the amount on the final invoice that you end up paying.
Last March I purchased a leasehold house in Roath. Do I have any liability for service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I own a 1st floor flat in Roath, conveyancing having been completed November 1997. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Roath with over 90 years remaining are worth £170,000. The ground rent is £50 per annum. The lease finishes on 21st October 2099
With only 78 years unexpired we estimate the premium for your lease extension to range between £7,600 and £8,800 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.