I need some fast conveyancing in Cardiff as I am faced with an ultimatum to exchange contracts within one month. A mortgage is not required. Can I decline from having conveyancing searches to save money and time?
As you are not taking a mortgage you have the choice not to have searches conducted although no law firm would recommend that you don't. With plenty of history conveyancing in Cardiff the following are instances of issues that can appear and adversely affect market value: Refused Planning Applications, Outstanding Charges, Overdue Grants, Road Schemes,...
Are there restrictive covenants that are commonly picked up as part of conveyancing in Cardiff?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Cardiff. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am buying my first flat in Cardiff with the aid of help to buy. The sellers refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not inform my solicitor about this deal as it may affect my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Cardiff is the location of the property. Can you offer any assistance?
Flying freeholds in Cardiff are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cardiff you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cardiff may ascertain 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 property.
I am thinking of appointing a conveyancing lawyer in Cardiff for my home move. Is there any facility to review a firm’s complaints history with the profession’s regulator?
You may read presented Solicitor Regulator Association (SRA) decisions resulting from investigations started on or after Jan 2008. Go to Check a solicitor's record. For details Pre 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The regulator may monitor call for training purposes.