I have given 2 months notice to my existing landlord and have to leave my rented flat in Rumney by 15/12/2025. Conveyancing on my purchase is progressing. Can I complete in six weeks as I wish to avoid having to move into short term accommodation?
The normal practice is not to provide notice for your letting unless your lawyer suggests that you should. Assuming that you have not already done so, notify to your conveyancer and urge them to they apply pressure on the sellers side, try to an agreed time frame that everyone will aim to achieve
I had intended to instruct a conveyancing solicitor in Rumney for our house move. Our broker informed us that our bank HSBC Bank won't deal with them. Surely this is unduly restrictive?
Lenders in the main restrict either the category or the number of conveyancing solicitors on their panel. A common example of such restriction(s) being that a law practice must not be a sole practitioner. As well as restricting the type of firm, some have reduced the amount of firms they allow to represent them. You should note that HSBC Bank have no responsibility for the quality of advice provided by any member of HSBC Bank Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of conveyancing panels since 2008 even though there are differing opinions about the extent of solicitor involvement in some of that fraud. Figures from the Land Registry indicate that plenty of law firms, including some in or near Rumney only execute a couple conveyances a year.
My stepmother informed me that in buying a property in Rumney there may be various restrictions preventing external alterations to a property. Is this right?
There are a number of properties in Rumney which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Rumney should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is it correct that all Rumney CQS (Conveyancing Quality Scheme) solicitors are on the Bank of Ireland conveyancing list of approved firms?
It is true that some lenders now utilise CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
We have a mortgage agreed in principle with Lloyds. Rumney conveyancing lawyers have been chosen. What is the average time that one could expect to receive a mortgage offer from Lloyds?
Some lenders take longer than others. Have Lloyds completed the valuation? Have you advised Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Do commercial conveyancing searches reveal planned roadworks that could impact a commercial site in Rumney?
Its becoming the norm that commercial conveyancing solicitors in Rumney will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Rumney. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Rumney.
For each commercial conveyancing transaction in Rumney it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can cause delays to Rumney commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Rumney.
I got the keys to my apartment on 13 March and my personal details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Rumney expressed confidence that it will be recorded in a couple of weeks. Are titles in Rumney uniquely lengthy to register?
As far as conveyancing in Rumney is concerned, registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can differ depending on who lodges the application, whether there are errors and whether the Land registry must send notices to any other persons or bodies. At present roughly three quarters of submission are fully addressed in less than three weeks but some can be subject to protracted delays. Registration takes place after the new owner has moved in to the premises thus 'speed' is not always an essential issue yet where there is a degree of urgency associated with the registration then you or your conveyancer should communicate with the Registry to express the reasoning for an expedited registration.
My partner and I recently discovered that one of the directors of the solicitors acting on the purchase conveyancing in Rumney is an aunty of the seller. Is this allowed?
Provided there is no conflict of interest this should be fine. If you are obtaining a home loan then the mortgage company may have a say as many mortgage companies have specific instructions concerning this. For example for Skipton Building Society as of 1/11/2025, the requirements read as follows :