When will exchange of contracts happen for domestic conveyancing in Rumney and do I need to be at the conveyancers branch?
If you are in close proximity to our conveyancing solicitors in Rumney you are welcome to attend to sign the paperwork. That being said, the law practices we work with offer countrywide coverage for conveyancing and give as equally comprehensive and professional a job for you when communicating with you electronically. The signing of the sale agreement is not the critical part. Signing on the dotted line simply enables the solicitor to address the formalities when the time is right, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Rumney)to be in the office available at the end of the phone to exchange contracts.
Does a directory service exist listing Virgin Money panel solicitors in Rumney on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. A small selection of mortgage companies make their panel listings viewable on the web. If you are looking for a Rumney conveyancer on the Virgin Money please make the most of our facility.
I am expecting a OIP from Santander this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Santander recommend any Rumney solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Rumney solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
I had an offer accepted on an apartment in Rumney on 28/5/2021, valuation was booked 4 days after, received a clean bill of health. Conveyancer retained, so all that was missing was my mortgage offer. Having made daily calls to Yorkshire BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Yorkshire BS conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I acquired my flat on 9 July and my personal details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Rumney said it should be recorded inside ten days. Are titles in Rumney uniquely lengthy to register?
As far as conveyancing in Rumney registration is no quicker or slower than the rest of the country. Rather than based on location, timescales can differ subject to who lodges the application, whether there are errors and whether the Land registry must send notices to any third persons or bodies. As of today in the region of 80% of submission are fully dealt with in less than three weeks but occasionally there can be extensive delays. Historically registration occurs once the buyer is living at the premises so an expedited registration is not typically an essential issue yet where there is a degree of urgency associated with the registration then you or your conveyancer could communicate with the Registry to express the reasoning for the application to be prioritised.
We're first time buyers - had an offer accepted, but the property agent advised that the owners will only move forward if we appoint their recommended conveyancers as they want an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer accustomed to conveyancing in Rumney
It is unlikely the owners are behind this. Should the owner want ‘a quick sale', taking such a hostile approach to a serious buyer is is going to put the whole deal at risk. Try to communicate with the vendors directly and make the point that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)but you will continue to use your preferred Rumney conveyancing solicitors - rather thanthose that will earn the estate agent a commission or meet his conveyancing thresholds demanded by head office.
Do you have any advice for leasehold conveyancing in Rumney with the aim of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Rumney can be reduced if you get in touch lawyers as soon as your agents start advertising the property and ask them to collate the leasehold documentation needed by the purchasers’ solicitors. You believe that you know the number of years left on your lease but it would be wise to double-check by asking your solicitors. A purchaser's lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the lease term is under 80 years. In the circumstances it is important at an early stage that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale. If you have carried out any alterations to the property would they have required Landlord’s approval? Have you, for example installed wooden flooring? Rumney leases often stipulate that internal structural changes or addition of wooden flooring necessitate a licence issued by the Landlord acquiescing to such works. Where you fail to have the approvals to hand do not communicate with the landlord without contacting your conveyancer before hand. A minority of Rumney leases require Licence to Assign from the landlord. If this is the case, you should notify your estate agents to make sure that the purchasers obtain bank and professional references. Any bank reference should make it clear that the buyer is able to meet the annual 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 actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. If you have had any disputes with your freeholder or managing agents it is essential that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be warry about purchasing a flat where there is an ongoing dispute. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is better to present the dispute as over rather than ongoing.
Rumney Conveyancing for Leasehold Flats - Sample of Questions you should consider before Purchasing
-
It would be wise to find out as much as you can concerning the company managing the building as they will either make living at the property much easier or uncomfortable. Being a leasehold owner you are frequently in the clutches of the managing agents both financially and when it comes to practical issues like the tidiness of the communal areas. You should not be shy to ask other tenants whether they are happy with their management. Finally, investigate as to the dates that you are obliged pay the maintenance charge to the appropriate party and specifically how they are spending the funds. This question is useful as a) areas may cause problems in the block as the communal areas may begin to deteriorate where maintenance remain unpaid b) if the leaseholders have an issue with the running of the building you will want to have all the details Does the lease include onerous restrictions?
Should one as executor remove a deceased person's details from the title register for a house in Rumney?
Where a Rumney property is jointly owned and one of the owners passes away, the name will not immediately be removed from the Land Registry title. It is not necessary to remove their name as in the event of a sale your conveyancer would simply need to supply proof as to the reason the joint proprietor is missing from the transfer, usually this takes the form of the probate documents.
With a view to making things more straight forward for the sale of the property you may arrange to have the deceased person erased from the title entries by submitting an application to HMLR with proof of the death. There is no fee from the Registry for this service.