I require conveyancing for an apartment in a relatively new development (6 years old) in Old St Mellons. Almost all the flats have already been sold. Do I need carry out the neighbourhood searches for my conveyancing in Old St Mellons?
You would be opening yourself up to an unnecessary risk in not carrying out Old St Mellons 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 absolutely advise in the strongest possible terms that your lawyer conducts them. If timings and cost are primary concerns you should consider with your solicitor about the options such as lack of search insurance available to you
As someone unfamiliar with conveyancing in Old St Mellons what is your top tip you can give me for the home moving process in Old St Mellons
You may not hear this from too many lawyers but conveyancing in Old St Mellons or throughout Cardiff is an adversarial process. In other words, when it comes to conveyancing there exists an abundance of room for conflict between you and other parties involved in the legal transfer of property. For example, the seller, property agent and sometimes a lender. Choosing a solicitor for your conveyancing in Old St Mellons should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the process whose responsibility is to look after your legal interests and to protect you.
We are witnessing a worrying emergence of a "blame" culture- someone must be at fault for the process taking so long. You must always trust your solicitor ahead of all other players when it comes to the legal transfer of property.
We previously instructed solicitors located in Old St Mellons on the Virgin Money solicitor approved list. They have just invoiced me a separate fee for the legal aspects of the Virgin Money mortgage. Is this a supplemental conveyancing fee specified by Virgin Money?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your conveyancer may levy a fee for this. This charge is not dictated by Virgin Money but by your Old St Mellons lawyer. Some firms on the Virgin Money panel will quote an ‘acting for lender’ fee but plenty of practices incorporate it on their overall fee.
We have a mortgage agreed in principle with Nottingham. Old St Mellons conveyancing solicitors were chosen. How long does it take for Nottingham to forward the offer to the solicitor?
Some lenders take longer than others. Have Nottingham done the valuation? Have you informed Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
The mortgage over my property is with TSB for my property in Old St Mellons. Conveyancing has been completed some time ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform TSB?
Your original mortgage agreement with TSB will provide that you need their approval prior to renting your property as this is likely to be a breach of TSB’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. You need not do this via a TSB conveyancing panel firm.
I have justfound out that Arc property Solicitors have closed. They carried out my conveyancing in Old St Mellons for a purchase of a leasehold flat 9 months ago. How can I be sure that my home is registered correctly in the name of the previous owner?
The easiest method to see if the property is registered to you, 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 Old St Mellons conveyancing specialists.
Should I be concerned by 3rd parties that I am dealing with are encouraging me to use a web based conveyancing firm rather than a High Street Old St Mellons conveyancing practice?
As with many service providers, often recommendations from relatives can be worth their weight in gold. Nevertheless there are many players in a conveyancing matter; estate agents, financial adviser and mortgage companies might all put forward solicitors to choose. Sometimes these lawyers might be known to one of the organisations as one of the best in their field, but occasionally there behind the scenes commercial relationship behind the recommendation. You have the right to appoint your preferred lawyer. You need to be aware that most lenders specify a panel list of lawyers you have to use for the mortgage aspect of your transaction.