Recently been in touch with my conveyancing lawyer in Roath who conducted the legals 18 months ago requesting a conveyancing quote based on the same type of house move (a leasehold residence and a freehold premises) of similar values with a mortgage from Lloyds TSB Bank. It looks as though am now being charged double. Should I look for an alternative conveyancer?
The quote is slightly on the steep side. If you you were to look around you could trim some of the expense by say a hundred pounds. On the other hand, assuming were pleased with the legal work the firm offered you mightcome to regret opting for an a cheaper lawyer. Don't forget to enquire the conveyancer can also act for Lloyds TSB Bank. Do use our search tool to select a Roath conveyancing firm on the Lloyds TSB Bank conveyancing panel, which can often include conveyancing solicitors in Roath.
Can you clarify what the consequences are if my lawyer’s firm is removed from the HSBC Solicitor panel ahead of completing my conveyancing in Roath?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
We are due to move property in March. Does my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you suggest a removal company in Roath. Conveyancing firm was found prior to coming across your site.
On the day of completion you will need to collect the keys from your selling agent but this should only be done when the previous owners lawyers inform the agent that the monies to complete are in and the keys can be released. Subsequently you can advise the removal company that they can start moving you in. As a matter of policy we do not suggest a particular removal company but can assist you in finding a conveyancing in Roath or a solicitor that specialises in conveyancing in Roath.
Does a directory service exist listing Kent Reliance panel conveyancers in Roath on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lending institutions make their panel listings visible on the web. Where you are seeking to appoint a Roath conveyancing practitioner on the Kent Reliance please make the most of our facility.
UBS have agreed my home loan in principle, my offer on a apartment in Roath has been accepted, what happens next?
The estate agent will wish to be informed of your conveyancer's details (make sure the conveyancing practitioners are on the bank’s approved list). Telephone UBS or your financial adviser and finalise any appropriate forms. UBS will instruct a valuer who will get in touch with the estate agent or owners to book a time for the valuation to occur. Once carried out (assuming no problems) it takes about a fortnight to receive the mortgage offer. UBS will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Roath.
I am looking for a leasehold apartment up to £235,500 and found one near me in Roath I like with a park and station in the vicinity, the downside is that it only has 61 years unexpired on the lease. I can't really find anything else in Roath for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you require a home loan the shortness of the lease will likely be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.
What tools are available to search for a Roath solicitor on the Bank of Scotland conveyancing panel? I have wheels and am willing to travel upto 10miles to meet the conveyancer.
You can use the tool on this website. Please choose the lender and your location and you will see a number of Roath conveyancing lawyers locally. We have detailed some Roath conveyancing firms at the bottom of this page and you can call them to see if they are on the Bank of Scotland approved list
What are your top tips when it comes to finding a Roath conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a solicitor for your lease extension (regardless if they are a Roath conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We advise that you talk with several firms including non Roath conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be useful:
What are the legal fees for lease extension conveyancing? How familiar is the practice with lease extension legislation?
Roath Leasehold Conveyancing - A selection of Questions you should consider Prior to buying
Who is in charge of the building? How many of the leaseholders are in arrears for their service charge payments? The prefered form of lease arrangement is if the freehold interest is owned by the leaseholders. In this scenario the tenants benefit from control and notwithstanding that a managing agent is usually employed if it is bigger than a house conversion, the managing agent retained by the leaseholders.