Can the conveyancing solicitors via your comparison service execute conveyancing in Llandaff by way of an attended exchange?
There are a few conveyancing experts carrying out 24hr exchanges. Do e-mail us to get a costs illustration and details as to availability.
A friend pointed out to me me that in buying a property in Llandaff there may be various restrictions prohibiting external alterations to a property. Is this right?
There are a number of properties in Llandaff which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Llandaff should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My offer was accepted on a property in Llandaff on 23/8/2021, valuation was booked 2 days after, received a clean bill of health. Solicitor appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Clydesdale and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Clydesdale conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Clydesdale to deal with your lawyer's application to be on the Clydesdale conveyancing panel. There's no guarantee that your solicitor will be accepted.
Our offer on a property in Llandaff has been agreed to, but there is a chain. The owners have offered on a flat, however it’s not been accepted yet, and are looking at other flats booked. I have selected a nearby conveyancing solicitor in Llandaff. What do I do now? At what point should I apply for the mortgage with TSB?
It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is approx £1k, then valuation, Llandaff conveyancing search fees, etc). First, you must ensure that your lawyer is on the TSB conveyancing panel. Concerning the subsequent stages this very much depends on the circumstances of your case, desire for this property and on the state of the market. During a rising market some purchasers would apply for a home loan with TSB and pay for the valuation and only if it comes back ok would they request their lawyer to proceed with the conveyancing in Llandaff.
My colleague advised me that if I am buying in Llandaff I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes included in the estimate for your Llandaff conveyancing searches. It is not a small report of more than thirty pages, listing and setting out 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 demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data concerning Llandaff.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a simple, no chain conveyancing. Llandaff is where the house is located. Is there any guidance you can impart?
Flying freeholds in Llandaff are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llandaff you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llandaff may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
How does the Landlord & Tenant Act 1954 impact my commercial property in Llandaff and how can you help?
The particular law that you refer to provides protection to commercial lessees, granting the dueness to apply to court for a renewal tenancy and remain in occupation at the end of an expired lease. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Llandaff is one of the hundreds of locations in which the firms we work with are based