Much to our surprise we have been notified by our lender that my Adamsdown lawyer is not on the bank Solicitor panel. What can I do to be certain whether this is indeed the case?
The sensible course of action for you to take is to contact your Adamsdown conveyancer. It is reasonable to expect your lawyer to advise you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
I require conveyancing for a flat in a relatively new development (five years old) in Adamsdown. Almost all the flats are already sold. Do I need carry out the conveyancing searches for my conveyancing in Adamsdown?
You are opening yourself up to an unnecessary risk in failing carrying out Adamsdown conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would absolutely advise in the strongest possible terms that you have them. Where timings and driving down costs are primary issues you should consider with your lawyer about the options such as contingency insurance available to you
I completed on my house on 16 April and my personal details is yet to be registered. Any reason for this? My conveyancing solicitor in Adamsdown expressed confidence that it would be registered inside ten days. Are titles in Adamsdown particularly slow to register?
There is nothing unique about conveyancing in Adamsdown registration formalities. Rather than based on location, timeframes can vary depending on who lodges the application, whether it is in order and whether the Land registry must send notices to any third persons or bodies. As of today roughly 80% of submission are fully addressed in less than three weeks but some can be subject to extensive delays. Historically registration is effected once the buyer has moved in to the property so 'speed' is not always top priority but where there is a degree of urgency associated with the registration then you or your solicitor must communicate with the Registry to express the reasoning for an expedited registration.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a straight forward, no chain conveyancing. Adamsdown is where the house is located. Is there any guidance you can give?
Flying freeholds in Adamsdown are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Adamsdown you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Adamsdown may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Given that I am about to part with 450k on 3 bedroom house in Adamsdown I would like to have a conversation with the conveyancer about myhome move ahead of appointing the firm. Can this be arranged?
This is something that we recommend - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor due to be conducting your property ownership legalities in Adamsdown.There is no ‘factory style conveyancing’ - each client is unique person, not a case reference. The law firms that we put you in touch with believe that the fees you are provided with for residential conveyancing in Adamsdown should be the figure that you are charged.