We are buying a 2 bedroom flat in Radyr with a mortgage. We wish to retain our Radyr solicitor, but the bank advise he's not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or continue with our Radyr conveyancer and pay for one of their panel ones to act for them. This feels very unfair; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Radyr conveyancing solicitor to apply to be on the conveyancing panel.
I'm buying a new build house in Radyr with a loan from Leeds Building Society. The builders refused to budge the price so I negotiated five thousand pounds worth of extras instead. The estate agent told me not to tell my conveyancer about the extras as it may affect my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I'm remortgaging my primary home to a buy to let loan with Halifax and I will use the rest of the raised equity towards further house. The neighborhood we are looking at is Radyr. Will your conveyancers be able to act for both sets of lenders and tie in the transactions?
Do use our comparison tool on this page to be sure that the solicitors are on the appropriate lender panels. Having checked that they are the solicitor should be able to connect the two transactions but you should have a chat with you solicitor and make apparent your desired outcome and needs.
I am a negotiator for a busy estate agency in Radyr where we see a number of flat sales derailed as a result of leases having less than 80 years remaining. I have been given conflicting advice from local Radyr conveyancing firms. Can you confirm whether the vendor of a flat can initiate the lease extension process for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I am the registered owner of a leasehold flat in Radyr, conveyancing having been completed 7 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Radyr with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease finishes on 21st October 2080
With only 62 years left to run the likely cost is going to span between £17,100 and £19,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.
What could I expect to pay for conveyancing in Radyr?
The amount you are levied for conveyancing in Radyr are likely to be calculated at:
- a set sum; or
- on a time spent basis (i.e. the time spent on the particular case).
In reality you seldom hear of Radyr conveyancing companies invoice on time basis