I am need of leasehold conveyancing for a flat in a relatively new development (seven years old) in Llandaff North. 95% of the flats are already sold. Do I need carry out the neighbourhood searches as part of conveyancing in Llandaff North?
You are taking a significant risk in not carrying out Llandaff North conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would seriously advise in no uncertain terms that your lawyer conducts them. If timings and price are top of your issues you should consider with your conveyancer about the possibility of search insurance
Having spent time researching mumsnet.com for a cheap solicitor in Llandaff North, many comment that I must instruct a CQS kitemarked lawyer. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home ownership transfers, trusted by some of the UK's leading lenders. Four years ago the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). CQS is not a scheme offered by the Council of Licensed Conveyancing. Llandaff North is one of the numerous areas of the UK where there are CQS solicitors.
There are plenty of conveyancing solicitors in Llandaff North but how do I know who I should use?
It would be unwise to be swayed by the lowest Llandaff North conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
A friend advised me that in purchasing a property in Llandaff North there could be various restrictions preventing external alterations to a property. Is this right?
We are aware of anumerous of properties in Llandaff North which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Llandaff North should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am selling my apartment. I had a double glazing fitted in April 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Lloyds are being a right pain. The Llandaff North solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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.
Should my lawyer be raising enquiries concerning flooding during the conveyancing in Llandaff North.
The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Llandaff North. There are those who buy a property in Llandaff North, completely expectant that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Solicitors are not best placed to impart advice on flood risk, but there are a numerous checks that may be undertaken by the buyer or on a buyer’s behalf which can give them a better appreciation of the risks in Llandaff North. The standard information given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the vendor to find out if the property has suffered from flooding. In the event that the residence has been flooded in past and is not revealed by the vendor, then a purchaser may commence a compensation claim as a result of such an incorrect reply. The purchaser’s solicitors should also conduct an enviro report. This should reveal whether there is any known flood risk. If so, further inquiries will need to be made.
How does conveyancing in Llandaff North differ for newly converted properties?
Most buyers of new build property in Llandaff North approach us having been asked by the seller to sign contracts and commit to the purchase even before the property is finished. This is because developers in Llandaff North usually acquire 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 conveyancers 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 Llandaff North or who has acted in the same development.