I am looking for value for money property lawyer. Should I go for for an internet conveyancer rather than a high street Roath Park conveyancing solicitor?
Roath Park is a special area, where neighbourhood knowledge counts for a lot. The relaxed pace of life has it’s attractions – but not when it comes to your conveyancing. The conveyancers that we recommend display wide Roath Park knowledge with a professional, hands-onattitude that ensures the conveyancing to progress without delay. It is a distinct advantage where they can make use of well established connections with financial advisers, estate agents, surveyors and other Roath Park conveyancing solicitors
The owners have very pushy sellers who has insisted on a exclusivity contract with a non-refundable deposit 6,000. Are such contracts generally advanced for Roath Park conveyancing transactions?
There are a couple of primary drawbacks with executing a lock out agreement (also known as a shut-out contract) is that it can distract from moving forward with the conveyancing work, so in the absence of it needing minimal or no negotiation then it could turn out to be unhelpful. It is not particularly popular by Roath Park conveyancing solicitors as a result. A supplemental negative is the extent of the remedies available - a jilted purchaser is not likely to be granted injunctive relief to prevent the vendor disposing of the property to a third party, so the only remedy available under the agreement will be the recovery of wasted costs and, in restricted situations, the extra payment of damages.
We have agreed to purchase a house in Roath Park. An unusual aspect is that the roof has a solar panel. Bank of Ireland 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 Bank of Ireland your lawyer must follow the conveyancing requirements set out in Part 2 of UK Finance Lenders’ Handbook for Bank of Ireland. The CML Handbook sets out minimum specifications for solar panel roof-space leases, and lawyers are required to report to Bank of Ireland where a lease does not comply with these provisions. The specifications relate to the installation of panels on properties countrywide and is not isolated to Roath Park.
I have a mortgage with HSBC for my property in Roath Park. Conveyancing has been completed months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform HSBC?
HSBC must be informed of your intention before renting your property as this is likely to be a breach of HSBC’s mortgage conditions. It may be that HSBC will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. It should not be necessary to do this via a HSBC conveyancing panel solicitor.
I had an offer accepted on a house in Roath Park on 24/2/2025, valuation was booked five days later, received a clean bill of health. Solicitor retained, so all that was missing was my mortgage offer. Having made daily calls to Kent Reliance and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Kent Reliance conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.
Will my conveyancer be asking questions regarding flooding as part of the conveyancing in Roath Park.
The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Roath Park. There are those who acquire a property in Roath Park, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Lawyers are not qualified to offer advice on flood risk, but there are a numerous searches that can be carried out by the purchaser or on a buyer’s behalf which should figure out the risks in Roath Park. The standard completed inquiry forms given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the vendor to find out whether the property has suffered from flooding. If flooding has previously occurred and is not disclosed by the owner, then a purchaser could bring a compensation claim as a result of such an inaccurate response. The purchaser’s solicitors should also commission an environmental search. This should indicate whether there is any known flood risk. If so, additional inquiries should be initiated.
What does commercial conveyancing in Roath Park cover?
Non domestic conveyancing in Roath Park covers a wide range of guidance, supplied by qualified solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
Some months ago I was told by my bank that their approved lawyers work on no move no fee basis for conveyancing in Roath Park. I had a purchase fall through yet the lawyers have requested search fees! They are claiming that the fees are independent!
By promising "no completion no fee" Roath Park conveyancing practices are foregoing their charges for any work conducted. We should point out that this does not constitute an insurance scheme. you will still be expected to reimburse any costs that the conveyancing practitioner has outlayed for you for example Roath Park local authority searches