We had selected conveyancers locally in Lisvane on the Nationwide solicitor panel. They are now charging me a supplemental sum for the legal aspects of the Nationwide mortgage. Is this an additional conveyancing fee set by Nationwide?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your property lawyer can charge a fee for this. This charge is not dictated by Nationwide but by your Lisvane solicitor. Some firms on the Nationwide panel will levy ’dealing with mortgage’ fee but some firms include it on their overall fee.
Two weeks ago we had a mortgage agreed in principle with Clydesdale. Lisvane conveyancing practitioners were instructed. What is the average time that one could expect to receive a mortgage offer from Clydesdale?
There is no definitive answer here. Have Clydesdale completed the survey? Have you advised Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
My offer on a property in Lisvane has been agreed to, but there is a chain. The vendors have offered on somewhere, but it’s not yet agreed to, and have viewings of other flats in the pipeline. I have selected a local conveyancing solicitor in Lisvane. What do I do now? At what point should I apply for the mortgage with Virgin Money?
It is usual to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is approx £1k, then valuation, Lisvane conveyancing search fees, etc). First, you should ensure that your conveyancing practitioner is on the Virgin Money conveyancing panel. Regarding the subsequent phase this very much dictated by the specifics of your transaction, attraction to the property and on the state of the market. In a hot market the majority of home buyers would apply for a home loan with Virgin Money and pay for the valuation and only if it comes back ok would they request their conveyancing practitioner to move forward with searches.
I know that there are debates on Chancel Insurance on online forums. Do I require chancel insurance when acquiring a house in Lisvane? or Apparently there is an ancient law that could mean that house owners residing in a parish church boundary may be liable to pay for repairs to the chancel in proximity to the church. Is this applicable for conveyancing in Lisvane?
Unless a prior acquisition of the premises took place post 12 October 2013 you may expect conveyancing practitioners conducting conveyancing in Lisvane to remain encouraging a chancel search and or insurance against a claim.
I have todaybeen informed that Arc property Solicitors have been shut down. They carried out my conveyancing in Lisvane for a purchase of a leasehold apartment 9 months ago. How can I establish that the property is in my name in the name of the previous owner?
The easiest method to see 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 Lisvane conveyancing specialists.
How does conveyancing in Lisvane differ for newly converted properties?
Most buyers of new build property in Lisvane come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is completed. This is because house builders in Lisvane tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Lisvane or who has acted in the same development.
How can the Landlord & Tenant Act 1954 affect my commercial property in Lisvane and how can you help?
The 1954 Act affords security of tenure to commercial tenants, giving them the legal entitlement to apply to court for a continuation of occupancy at the end of the lease term. There are limited grounds that a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act for protection and assist with commercial conveyancing in Lisvane