Are the Roath Park conveyancing solicitors identified as being on the Clydesdale conveyancing panel, together with their details provided by Clydesdale?
Roath Park conveyancing firms themselves provide us confirmation that they are on the Clydesdale conveyancing panel as opposed to being supplied with a list from Clydesdale directly.
My wife and I are close to exchanging contracts on the sale of our home in Roath Park and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Roath Park lawyer would know this is not the case. For the life of me I don't know why the purchasers used a nationwide conveyancing outfit rather than a conveyancing solicitor in Roath Park. We have lived in Roath Park for six years we know of no issue. Do we contact our local Authority to get confirmation that there is no issue.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You must 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 life insurance to cover that same sickness)
Over the last few months I have been searching for a ground for flat up to £195,000 and found one round the corner in Roath Park I like with open areas and transport links nearby, however it's only got 51 years on the lease. There is not much else in Roath Park for this price, so just wondered if I would be making a mistake buying a short lease?
If you require a home loan the shortness of the lease may be an issue. Discount the price 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 2 years you may request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
I have been recommended by a number of estate agents in Roath Park to get a quote from a solicitor using your seach tool. Is there a financial advantage for Estate Agents to market your site rather than another?
We refuse to make any commission for directing people our way. We found it would be just too difficult a fee because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
We're new to the buying process - had an offer accepted, but the estate agent has warned us that the vendor will only issue a contract if we appoint their preferred lawyers as they need a ‘quick sale’. We would rather use a family solicitor with experience of conveyancing in Roath Park
It is unlikely the vendors are behind this. If they require ‘a quick sale', turning down a motivated purchaser is not the way to achieve this. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you intend to instruct your own,trusted Roath Park conveyancing lawyers - rather thanthose that will earn their negotiator at the agency a kickback or achieve conveyancing figures pre-set by senior management.
Do you have any advice for leasehold conveyancing in Roath Park from the point of view of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Roath Park can be reduced if you instruct lawyers the minute your agents start marketing the property and ask them to put together the leasehold documentation which will be required by the purchasers’ solicitors. The majority of landlords or Management Companies in Roath Park levy fees for providing management packs for a leasehold home. You or your lawyers should find out the fee that they propose to charge. The management pack sought as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most usual cause of frustration in leasehold conveyancing in Roath Park. If you are supposed to have a share in the freehold, you should make sure that you are holding the original share certificate. Obtaining a new share certificate can be a lengthy process and slows down many a Roath Park home move. Where a new share certificate is needed, you should approach the company officers or managing agents (where relevant) for this as soon as possible. Some Roath Park leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. Any bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers.
I bought a ground floor flat in Roath Park, conveyancing having been completed in 2009. Can you work out an approximate cost of a lease extension? Equivalent properties in Roath Park with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease terminates on 21st October 2081
With just 61 years remaining on your lease we estimate the price of your lease extension to range between £19,000 and £22,000 plus legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.