We are purchasing a newly built duplex in Radyr and my conveyancer is informing me that she is duty bound to the lender to reveal incentives from the builder. The Estate Agents are hassling me to exchange contracts and I have no desire to prolong matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
I am the registered owner of a freehold property in Radyr but nevertheless charged rent, why is this and what is this?
It’s unusual for properties in Radyr and has limited impact for conveyancing in Radyr but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.
I am aiming to move house in July. Does my conveyancing solicitor update the removal company on the day of completion. Incidentally, can you recommend a removal company in Radyr. Conveyancing lawyer was organised prior to coming across your page.
On the afternoon of completion you can pick up the keys from the selling agent but this should only occur after the vendors conveyancers inform the agent that they have the completion monies and the keys can be collected. Subsequently you should advise the removal men that you are ready to move in. We do not suggest a particular removal organisation but can assist you in finding a conveyancing in Radyr or a legal practice with expertise in conveyancing in Radyr.
How can we know in advance if a Radyr conveyancing solicitor on the Coventry BS panel is any good?
When it comes to conveyancing in Radyr getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer handling your conveyancing.
I have finally had an offer on an apartment in Radyr agreed to, but there is a chain. The owners have put an offer on a property, but it’s not yet agreed to, and are looking at other properties booked. I have instructed a nearby conveyancing solicitor in Radyr. What should be my next step? At what stage should I apply for the mortgage with Clydesdale?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx £1k, then valuation, Radyr conveyancing search fees, etc). First, you must ensure that your conveyancing practitioner is on the Clydesdale approved list. As to the subsequent stages this very much dictated by the specifics of your case, motivation for the property and on the state of the market. In a hot market many home buyers will apply for a home loan with Clydesdale and arrange for the valuation and only if it was satisfactory would they request their conveyancer to move forward with the conveyancing in Radyr.
Just bought a terraced house in Radyr , What is the estimated time for the Land Registry to register my ownership? My Radyr conveyancing solicitor works at snail pace, so I want to be certain that my ownership is registered.
As far as conveyancing in Radyr registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can vary subject to who lodges the application, whether it is in order and whether the Land registry have to notify any third persons or bodies. As of today roughly 80% of such applications are fully dealt with in less than three weeks but some can be subject to extensive delays. Registration is effected once the buyer is living at the property thus an expedited registration is not always top priority yet if it is urgent that the the registration takes place urgently then you or your solicitor could communicate with the Registry to express the reasoning for the application to be prioritised.
Over the last few months I have been searching for a leasehold apartment up to £245,000 and identified one close by in Radyr I like with open areas and transport links nearby, the downside is that it only has 49 years unexpired on the lease. There is not much else in Radyr in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you need a mortgage the shortness of the lease may be an issue. Discount the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.