I can't travel far from Cardiff. I would like to know the logic why all Cardiff solicitors are not on all lender panels?
Mortgage companies highlight the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud annually.The elimination of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for lenders to review their conveyancing panels, which triggered a major policy change in the sector. This resulted in lenders removing less reputable firms off their panel of approved conveyancing practitioners .
We are aiming to move property in July. Should my conveyancing solicitor update the removal company on the day of completion. As an aside, can you suggest a removal company in Cardiff. Conveyancing firm was organised before I stumbled across your site.
On the day of completion you can pick up the house keys from your selling agent however this can only occur after the previous owners lawyers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be released. After that you can inform the removal company that they can start moving you in. We are not in a position to suggest a specific removal organisation but can assist you in finding a conveyancing in Cardiff or a firm that specialises in conveyancing in Cardiff.
Intending to buy a house in Cardiff. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Cardiff lawyer is on the TSB conveyancing panel.
My offer was accepted on an apartment in Cardiff on 12/4/2019, valuation was booked five days later, all came back fine. Conveyancer retained, so all that was missing was my mortgage offer. Having made daily calls to Co-operative and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Co-operative conveyancing panel. Are Co-operative entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.
Should my lawyer be making enquiries regarding flooding as part of the conveyancing in Cardiff.
Flooding is a growing risk for lawyers dealing with homes in Cardiff. Plenty of people will buy a house in Cardiff, completely aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Conveyancers are not qualified to offer advice on flood risk, however there are a number of searches that can be undertaken by the buyer or on a buyer’s behalf which can give them a better appreciation of the risks in Cardiff. The conventional set of information supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the seller to find out whether the premises has historically flooded. If flooding has previously occurred which is not disclosed by the owner, then a buyer may commence a legal claim for losses as a result of such an incorrect reply. A buyer’s lawyers will also conduct an enviro report. This will reveal if there is a recorded flood risk. If so, additional investigations will need to be made.
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 process of conveyancing 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…’
What advice can you give us when it comes to finding a Cardiff conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a solicitor for your lease extension (regardless if they are a Cardiff conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you talk with several firms including non Cardiff conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be of use:
If the firm is not ALEP accredited then what is the reason?
Cardiff Conveyancing for Leasehold Flats - Sample of Queries before Purchasing
How much is the ground rent and service charge? The majority of Cardiff leasehold properties will have a service bill for maintenance of the building levied by the management company. Should you buy the apartment you will have to pay this contribution, usually periodically throughout the year. This may be anything from a few hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. There will also be a rentcharge for you to pay annual, this is usually not a large sum, say about £25-£75 but you should to enquire as sometimes it could be many hundreds of pounds. It is important to be aware if a new roof is being installed or some other significant cost is anticipated that will be shared by the leasehold owners and will materially increase the the service charges or necessitate a one off invoice.