Can I be sure that the Cardiff conveyancing solicitor on the Bank of Ireland panel is any good?
When it comes to conveyancing in Cardiff getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor carrying out your transaction.
I'm at the point of looking at houses in Cardiff and I am now considering a potential offer. Should I already have a solicitor in place at this stage? I will be getting a mortgage with TSB.
You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. Given that you are taking out a mortgage with TSB, ask your prospective lawyers if they are on the TSB conveyancing panel otherwise they can't do the mortgage legal work.
I have paid off my mortgage with Virgin Money. I assume I don't need a Cardiff solicitor on the Virgin Money panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
What does a local search tell me concerning the house I am purchasing in Cardiff?
Cardiff conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search organisations for example Xpress Legal The local search is essential in every Cardiff conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your new home. The search will reveal information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.
I have been on the look out for a flat up to £235,500 and identified one near me in Cardiff I like with amenity areas and station nearby, however it's only got 52 years on the lease. I can't really find anything else in Cardiff in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
If you require a mortgage the remaining unexpired lease term may be problematic. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
My husband and I are novice buyers - agreed a price, yet the selling agent told us that the seller will only proceed if we instruct the agent's chosen conveyancers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a family solicitor used to conveyancing in Cardiff
We suspect that the owner is not behind this ultimatum. Should the seller require ‘a quick sale', alienating a serious buyer is not the way to achieve this. Bypass the agents and go straight to the sellers and make sure they understand (a)you are motivated buyers (b)you are excited to move forward, with finances in place © you do not need to sell (d) you wish to move quickly (e)however you are going to instruct your own,trusted Cardiff conveyancing firm - not the ones that will earn their negotiator at the agency a kickback or hit his conveyancing figures pre-set by head office.
Are Cardiff conveyancing solicitors duty bound by the Law Society to publish transparent conveyancing figures?
Contained within the Solicitors Code of Conduct are set rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, constitute the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Cardiff or or elsewhere in the country.