My financial adviser says he needs my Cardiff lawyer’ panel reference for the Lloyds conveyancing panel. Can you suggest how I obtain this. I have called my local Cardiff branch but they don't know it.
Have you tried contacting your Cardiff lawyer about this?. Most Cardiff conveyancing firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
Finally the sale completed on my house in Cardiff last June yet the purchaser is e-mailing every few hours complaining that his lawyer needs to hear from myconveyancer. What should have happened now that I have sold?
Following your house sale your conveyancer should forward the transfer deeds and all supplemental paperwork to the purchaser's solicitors. If applicable, your conveyancer must also evidence that the home loan has been redeemed to the purchasers lawyers. There are no post completion formalities specific conveyancing in Cardiff.
After reviewing online forums for a conveyancing solicitor in Cardiff, most advise that I should use a CQS kitemarked solicitor. What is CQS?
Cardiff Conveyancing Quality Scheme law firms have been granted certification by the law Society The Law Society introduced CQS to establish evidence of quality standards in the in the legal transfer of properties. CQS enables home movers to recognise solicitor firms that provide a quality residential conveyancing. Cardiff is one of the many areas in England and Wales in which accredited firms have offices. The conveyancing scheme obliges law firms to undergo a strict assessment, compulsory training, self-certification, spot checks and annual reviews in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Building Societies Association.
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…’
Do you have any advice for leasehold conveyancing in Cardiff from the point of view of expediting the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Cardiff can be reduced if you instruct lawyers the minute you market your property and ask them to put together the leasehold documentation which will be required by the buyers’ representatives. If you have carried out any alterations to the property would they have required Landlord’s consent? In particular have you installed wooden flooring? Cardiff leases often stipulate that internal structural changes or installing wooden flooring necessitate a licence issued by the Landlord approving such works. Where you dont have the consents to hand you should not contact the landlord without contacting your solicitor first. You may think that you are aware of the number of years remaining on your lease but you should verify this via your lawyers. A purchaser's conveyancer will not be happy to advise their client to to exchange contracts if the lease term is under 75 years. In the circumstances it is important at an early stage that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. Many freeholders or managing agents in Cardiff levy fees for providing management packs for a leasehold premises. You or your lawyers should enquire as to the fee that they propose to charge. The management information can be applied for as soon as you have a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Cardiff. If there is a history of any disputes with your landlord or managing agents it is very important that these are settled before the property is marketed. The purchasers and their solicitors will be reluctant to purchase a flat where a dispute is ongoing. You may need to swallow your pride and discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is clearly preferable to reveal the dispute as historic rather than ongoing.
I inherited a leasehold flat in Cardiff, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Corresponding properties in Cardiff with an extended lease are worth £180,000. The ground rent is £65 per annum. The lease comes to an end on 21st October 2078
With just 59 years unexpired the likely cost is going to be between £20,900 and £24,200 as well as costs.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.