Is it necessary during the course of the conveyancing process to visit the offices of the solicitor to execute the legal charge? If so, I will choose one who does conveyancing in Cardiff so that I can pop in to their offices when needed.
Whereas this was necessary 15 years ago, most banks no longer need their conveyancing panel solicitor to witness the mortgagors signature. You will still be obliged to provide identification documents and there are still manifest benefits to using a local solicitor, in your case a conveyancing solicitor in Cardiff.
I am close to exchanging contracts on the sale of our home in Cardiff and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any local lawyer would know that there is no such problem. It does beg the question why the buyers instructed an internet conveyancing outfit rather than a conveyancing solicitor in Cardiff. We have lived in Cardiff for 4 years we know of no issue. Should we contact our local Authority to seek clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
Have completed on a a semi-detached house in Cardiff , What is the estimated time for the Land Registry to register my ownership? My Cardiff conveyancing solicitor works at snail pace, so I want to be sure the registration is dealt with.
There is nothing unique about conveyancing in Cardiff registration formalities. Rather than based on location, timeframes can differ depending on the party submitting the application, whether it is in order and whether the Land registry communicate with any other persons or bodies. Currently approximately three quarters of submission are completed within two weeks but some can be subject to longer delays. Registration takes place once the buyer has moved in to the property therefore registration formalities is not usually primary concern but if there is a degree of urgency associated with the registration then you or your conveyancer should speak with the land registry and explain the circumstances.
I am buying my first flat in Cardiff with a loan from Virgin Money. The developers refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The property agent told me not reveal to my conveyancer about the extras as it may affect my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.
At what stage do I cover the costs of the Stamp Duty Land Tax due for my Cardiff flat purchase?
Your conveyancer should complete a stamp duty return for you during your Cardiff purchase transaction for you to sign. On completion your solicitor will submit the STL Return Form to the Inland Revenue and - as long as they have the funds - settle any tax bill liability for you.