We instructed a high street lawyer for our conveyancing in Roath today. Upon checking the official terms of business I seewe are liable for costs even if our purchase doesn't happen. Would I be best advised to appoint an on-line lawyer advertising no completion no cost conveyancing in Roath?
It is usually ‘give and take’ in that if "No Sale No Fee" is advertised then the conveyancing charges will generally be more expensive to counteract those cases that do not proceed. Also remember that these deals generally do not cover expenses such your Roath conveyancing search fees.
What is the best way to investigate if the solicitor handling my conveyancing in Roath is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Clydesdale thus spending £187.00 plus VAT in supplemental conveyancing bill.
You should take advantage of the search tool on this site. Pick the lender and type ‘Roath’ or your preferred area and you will be presented with numerous solicitors based in Roath or nearest you.
I happen to be the sole recipient of my late grandmother’s will with all property in now in my sole name, including the house in Roath. Conveyancing formalities meant that the Land Registry date was in March. I want to move. I do know about the CML six month 'rule', meaning my property ownership may be treated the same way as if I'd bought the house in March. Will no one buy the property for half a year?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How sensible a view banks take of it, depend on the bank as this clause is chiefly there to capture the purchase and immediately sell or the quick reselling of property.
I am currently in the process of buying my council flat in Roath. I have a mortgage offer with Nationwide. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.
I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Roath solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS 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 Roath 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.
Are there restrictive covenants that are commonly picked up during conveyancing in Roath?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Roath. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
My husband and I are FTB’s - had an offer accepted, yet the estate agent advised that the owners will only issue a contract if we appoint the agent's recommended solicitors as they want a ‘quick sale’. Our preferred option is to instruct a family conveyancer who is familiar with conveyancing in Roath
It is improbable the sellers are behind this. If they require ‘a quick sale', alienating a serious purchaser is likely to cause more damage than good. Bypass the agents and go straight to the owners and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are chain free (d) you intend to proceed fast (e)however you are going to appoint your preferred Roath conveyancing lawyers - as opposed tothe ones that will provide their estate agent a commission or meet his conveyancing thresholds set by senior management.
I've recently bought a leasehold house in Roath. Am I liable to pay service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure 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).
Roath Conveyancing for Leasehold Flats - Examples of Queries before Purchasing
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You should want to find out as much as possible concerning the company managing the block as they will either make living at the property much easier or problematic. As the owner of a leasehold property you are often at the mercy of the managing agents from a financial perspective and when it comes to every day matters such as the tidiness of the common parts. Enquire of other people if they are happy with their management. Finally, be sure you discover the dates that the service fees are due to the managing agents and precisely what it includes. Does the lease contain onerous restrictions?