Having been recommended your company we were going to appoint conveyancing solicitor in Roath Park found on your site but stumbled across alternative costs illustrations via the web appear less expensive – how come?
One can find lots of conveyancers offering what appear to be cut price. We would urge you to think twice as to how much you respect your own move to you are willing to take 'cheap' risks in relation to the quality of the legal work. Many of them highlight a budget fee to entice you but bury additional charges in the small print..
IfI was to acquire a simple residential housein Roath Park mortgage fee and dispense with a survey and no local authority searches how much would I expect to to save on my conveyancing in Roath Park?
Any savings you would achieve would be limited to the Roath Park conveyancing searches. Your conveyancing practitioner still be obliged to do everything else - money laundering, communicating with your sellers solicitor, SDLT return, register the title etc. A slight saving might be made by not having to register a charge but it will not be a lot.
It is is a decade since I acquired my property in Roath Park. Conveyancing lawyers have just been retained on the sale but I am unable to track down my deeds. Is this a major issue?
Don’t worry too much. Firstly the deeds may be kept by your lender or they could still be with the solicitor who oversaw the purchase. Secondly in most cases the land will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. Most conveyancing in Roath Park relates to registered property but in the unlikely event that your property is not registered it adds to the complexity but is not insurmountable.
What is your number one tip for choosing a conveyancing solicitor in Roath Park
It would be unwise to be seduced by the lowest Roath Park 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 am purchasing a property in Roath Park. A rare aspect is that the roof has a solar panel. HSBC have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is HSBC your lawyer must comply with the formal instructions outlined in Section two of UK Finance Lenders’ Handbook for HSBC. The CML Handbook sets out minimum requirements for solar panel roof-space leases, and conveyancers are required to report to HSBC where a lease does not meet these specifications. The specifications relate to the installation of panels on properties countrywide and is not restricted to Roath Park.
I have paid off my mortgage with Bank of Ireland. I assume I don't need a Roath Park property lawyer on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
About to purchase a new build apartment in Roath Park. Conveyancing is necessary evil 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 legal work.
Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Roath Park
The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
I am short of a 10% deposit on my flat purchase in Roath Park , but I still want to exchange. Do I have options?
One option is to try and agree a lesser deposit. Many property owners will accept a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last moment