When scouring consumer advice sites for a cheap lawyer in Pontcanna, most advise that I should look for a CQS kitemarked lawyer. Can you explain what CQS is?
Pontcanna Conveyancing Quality Scheme law firms have been granted accreditation under the Law Society's Scheme (CQS) The Law Society established CQS to establish evidence of quality standards in the in the legal transfer of properties. CQS enables buyers and sellers to recognise practices who provide a quality residential conveyancing. Pontcanna is one of the many areas in England and Wales in which accredited firms have a presence. The conveyancing scheme obliges practices to undergo a strict assessment, compulsory training, self-reporting, spot checks and annual reviews in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Building Societies Association.
Can you point me to a directory of HSBC panel solicitors in Pontcanna on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. Very few banks make their panel listings open the public on the web. Where you are in need of a Pontcanna conveyancing practitioner on the HSBC please make the most of our tool.
I currently have a mortgage with Skipton for my property in Pontcanna. Conveyancing has been completed months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Skipton?
You must advise Skipton in advance of renting your property as this is likely to be a breach of Skipton’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 Skipton directly. It should not be necessary to do this via a Skipton conveyancing panel lawyer.
I am selling my house. I had a double glazing fitted in March 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Clydesdale are being pedantic. The Pontcanna solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance 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.
Me and my brother have a terraced Georgian property in Pontcanna. Conveyancing lawyer acted for me and National Westminster Bank. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold under the exact same address. I thought I was buying a freehold how can I check?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Pontcanna and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with the conveyancing lawyer who carried out the work.
Due to the advice of my in-laws I had a survey completed on a house in Pontcanna ahead of instructing conveyancers. I have been told that there is a flying freehold aspect to the house. Our surveyor advised that some lenders will not issue a mortgage on a flying freehold house.
It varies from the lender to lender. Santander has different requirements for example to Birmingham Midshires. If you e-mail us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Pontcanna. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Pontcanna to see if the conveyancing costs will increase in light of this.
Last December I purchased a leasehold property in Pontcanna. Do I have any liability for service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Pontcanna Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to buying
It is important to be aware if changing the roof or some other significant cost is due in the near future that will be shared between the leasehold owners and will materially impact the level of the maintenance costs or necessitate a specific payment. It would be wise to investigate if there are any onerous prohibitions in the lease. By way of example some leases prohibit pets being permitted in in a block in Pontcanna. If you love the flatin Pontcanna yet your cat is not allowed to move with you then you will be presented with a difficult compromise. You should be aware if it is no more than eighty years it will impact the value of the apartment. It is worth checking with your mortgage company that they are content with the length of the lease. A short lease means that you will almost definitely have to extend the lease sooner rather than later and it is worth finding out what this will be. Remember, in most cases you will need to own the property for a couple of years in order to be legally able to extend the lease.