As someone unfamiliar with conveyancing in Cathays what is the number one tip you can impart for the legal transfer of property in Cathays
Not many law firms or advisers will tell you this but conveyancing in Cathays or throughout Cardiff is often a confrontational process. In other words, when it comes to conveyancing there is plenty of room for friction between you and others involved in the legal transfer of property. For instance, the vendor, estate agent and even potentially the bank. Appointing a solicitor for your conveyancing in Cathays should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the process whose responsibility is to look after your best interests and to protect you.
On occasion a third party with a vested interest may attempt to convince you that it is in your interests to do things their way. As an example, the selling agent may claim to be assisting by claiming that your conveyancer is slow. Or your mortgage broker may try to convince you to do take action that is contrary to your conveyancers advice. You should always trust your lawyer above all other parties in the conveyancing process.
We wanted to use a property lawyer in Cathays for our house move. Our broker informed us that our mortgage lenders National Westminster Bank won't deal with them. Why is this not regarded as unduly restrictive?
Before the recession most mortgage companies had an appetite for risk which was higher than today. Almost all Cathays conveyancing firms would have been on many mortgage company panels. The Financial Services Authority in 2010 carried out a thematic investigation into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more data from law firms relating to their operations and the individuals who work for them and establishing certain criteria such a completing on a minimum amount of conveyancing. Many Cathays conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Cathays is one of the thousands of locations where the lawyers we recommend are are authorised to act for National Westminster Bank.
What can a local search tell me regarding the house I am buying in Cathays?
Cathays conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search company for example PSG The local search plays a central part in most Cathays conveyancing purchase; that is if you don’t want any nasty once you have moved into your property. The search should reveal information on, amongst other things, details on planning applications applicable 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 headings.
I have recentlybeen informed that Stirling Law have closed. They carried out my conveyancing in Cathays for a purchase of a freehold house 9 months ago. How can I establish that the property is in my name in the name of the former proprietor?
The easiest way to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Cathays conveyancing specialists.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Cathays. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Cathays
Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply a car parking plan. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.