Me and my partner are acquiring our first property. Our property lawyer has texted usto see if we want to take out supplemental conveyancing searches. Unfortunately we in the dark as to what's relevant for conveyancing in Llandaff
The range of Llandaff conveyancing searches depends entirely on the premises, the location, the possibility of any of these risks, your knowledge of the locality and risks, your general approach to risk. What is important is that you properly understand what information the searches could give you. Then you can decide if you consider that you need that search. Should you be uncertain, ask your solicitor to advise.
We were going to get a DIP from RBS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do RBS recommend any Llandaff solicitors on the RBS conveyancing panel, or is it better to go independently?
You will need to appoint Llandaff solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
My fiancee and I are in the process of looking at flats in Llandaff and I am about to put in an offer. Is it premature to have a solicitor in place? I am planning to take a home loan with Virgin Money.
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 forward their contact information on to the selling agent. As you are getting a mortgage with Virgin Money, make sure you remember to check that your lawyer is on the Virgin Money conveyancing panel.
I am selling my apartment. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Clydesdale are being problematic. The Llandaff solicitor who is on the Clydesdale conveyancing panel is saying indemnity insurance will be fine but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
A friend suggested that if I am purchasing in Llandaff I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your Llandaff conveyancing searches. It is not a small document of more than thirty pages, listing and detailing important information about Llandaff around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful information regarding Llandaff.
I opted to have a survey carried out on a house in Llandaff before instructing conveyancers. I have been told that there is a flying freehold element to the property. Our surveyor has said that some banks will refuse to give a mortgage on this type of home.
It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. If you e-mail us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Llandaff. Conveyancing may be slightly more expensive based on your lender's requirements.
Do online conveyancing companies do everything a local Llandaff solicitor does or must I retain a solicitor for the final stages for my conveyancing in Llandaff?
Where you use an online conveyancer they should undertake all the tasks your Llandaff solicitor will cover.