As someone unfamiliar with conveyancing in Cardiff what is the number one tip you can impart for the ownership transfer in Cardiff
You may not hear this from too many lawyers but conveyancing in Cardiff or throughout England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there is an abundance of opportunity for confrontation between you and other parties involved in the ownership transfer. E.g., the seller, estate agent and sometimes a bank. Appointing a lawyer for your conveyancing in Cardiff an important selection as your conveyancer is your adviser, and is the SOLE party in the process whose interest is to look after your legal interests and to keep you safe.
Sometimes a potential adversary may attempt to convince you that you should follow their advice. For example, the selling agent may claim to be helping by claiming that your conveyancer is wrong. Or your mortgage broker may advise you to do something that is against your conveyancers guidance. You should always trust your lawyer above all other parties in the conveyancing process.
If you had a top tip for choosing a conveyancing solicitor in Cardiff what would it be?
It would be unwise to be seduced by the lowest Cardiff conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
I am due to move home in December. Does my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you recommend a removal company in Cardiff. Conveyancing solicitor was chosen prior to coming across this website.
On the afternoon of completion you can pick up the keys from the property agent however this can only happen once the previous owners conveyancers confirm to the agent that the monies to complete are in and the keys can be released. You can advise the removal men that you are ready to move in. As a matter of policy we do not suggest a specific removal organisation but can assist you in choosing a residential property solicitor in Cardiff or a solicitor that specialises in conveyancing in Cardiff.
Lloyds have agreed my mortgage in principle, my bid on a property in Cardiff has been accepted, what happens next?
The property agent will want to know who your solicitors are (make sure the solicitors are on the bank’s approved list). Call up Lloyds or your broker and finish off any outstanding paperwork. Lloyds will appoint a valuer who will get in contact with the selling agent or seller to schedule a slot for the valuation to happen. Once conducted (assuming no problems) it takes approximately ten days to get a mortgage offer. Lloyds will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Cardiff.
Should our lawyer be asking questions concerning flooding as part of the conveyancing in Cardiff.
The risk of flooding is if increasing concern for solicitors dealing with homes in Cardiff. There are those who purchase a house in Cardiff, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Lawyers are not qualified to give advice on flood risk, but there are a number of searches that may be initiated by the purchaser or on a buyer’s behalf which will give them a better appreciation of the risks in Cardiff. The conventional set of property information forms sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the owner to determine whether the premises has suffered from flooding. If flooding has previously occurred and is not revealed by the vendor, then a purchaser could issue a compensation claim as a result of such an misleading reply. The buyer’s conveyancers will also carry out an environmental search. This should higlight whether there is any known flood risk. If so, further inquiries should be made.
I moved into my flat on 16 June and the transaction details are still not registered. Any reason for this? My conveyancing solicitor in Cardiff said it should be formalised in a couple of weeks. Are transfers in Cardiff uniquely lengthy to register?
As far as conveyancing in Cardiff is concerned, registration is no faster or slower than the rest of the country. As opposed to being determined by geographic area, timeframes can vary depending on the party submitting the application, whether it is in order and if the Land registry need to notify any other parties. Currently in the region of 80% of submission are completed in less than three weeks but occasionally there can be longer delays. Registration is effected after the buyer has moved in to the property so post completion formalities is not typically primary concern yet where there is a degree of urgency associated with the registration then you or your lawyers should contact the land registry and explain the circumstances.
How easy is it to transfer to a new solicitor as I have to appoint one who is on the Barclays conveyancing list. I was using a high street conveyancing solicitor in Cardiff round the corner but she is not approved by Barclays
It would be our pleasure to assist you select a conveyancing solicitor in Cardiff on the Barclays panel. Please note that the conveyancers that we list do not pay us commission if you instruct them and are fully regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Cardiff. In utilising the find a conveyancing solicitor tool on this site, you can compare costs for conveyancing solicitors in Cardiff and throughout England and Wales.