Can the conveyancing lawyers that you recommend conduct auction conveyancing in Rhiwbina?

There are a number of auction practitioners we can connect you with those who can conduct auction conveyancing. Rhiwbina is just one of the many areas of where our lawyers are based.

Have just purchased a repossessed house at auction in Rhiwbina. Conveyancing is necessary. What is next?

Now that you have to all intents and purposes signed on the dotted line you should find a conveyancing solicitor quickly as you are facing a fast approaching a fixed date to complete the deal. Every auction property will ordinarily have an associated legal set of papers. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the legal pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to a leasehold property. You must give this to the conveyancer working for you ASAP. Do make sure that that you have the requisite funding in place to complete the transaction on the set completion date.

I am selling my apartment. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Kent Reliance are being pedantic. The Rhiwbina solicitor who is on the Kent Reliance conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?

It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.

Intending to buy a house in Rhiwbina. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Principality conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Rhiwbina conveyancer is on the Principality conveyancing panel.

My colleague advised me that where I am buying in Rhiwbina I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is sometimes included in the estimate for your Rhiwbina conveyancing searches. It is not a small document of about 40 pages, listing and detailing important information about Rhiwbina around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data about Rhiwbina.

We expect to complete the sale of our £125,000 flat in Rhiwbina in just under a week. The landlords agents has quoted £300 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Rhiwbina?

Rhiwbina conveyancing on leasehold flats often necessitates the purchaser’s lawyer submitting questions for the landlord to address. Although the landlord is not legally bound to address these enquiries the majority will be willing to assist. They are entitled to invoice a reasonable charge for answering questions or supplying documentation. There is no upper cap for such fees. The average costs for the paperwork that you are referring to is over three hundred pounds, in some situations it is in excess of £800. The management information fee invoiced by the landlord must be accompanied by a synopsis of entitlements and obligations in respect of administration fees, otherwise the invoice is not strictly payable. Reality however dictates that you have no option but to pay whatever is requested of you if you want to complete the sale of your home.

Leasehold Conveyancing in Rhiwbina - A selection of Queries Prior to Purchasing

How long is the Lease? If a Rhiwbina lease has fewer than eighty years it will have adverse implications on the value of the flat. It is worth checking with your bank that they are happy with remaining years on the lease. Leases with less than 80 years remaining means that you will almost definitely need a lease extension sooner rather than later and you need to have some idea of what this will be. Remember, in most cases you will need to own the premises for a couple of years in order to be legally able to extend the lease. What is the maintenance charge and ground rent on the apartment?

I am hoping to put an offer on a small detached house that appears to meet my requirements, at a great figure which is making it more attractive. I have just discovered that the title is leasehold as opposed to freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Rhiwbina. Conveyancing lawyers have are soon to be appointed. Will my lawyers set out the implications of buying a leasehold house in Rhiwbina ?

Most houses in Rhiwbina are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can help the conveyancing process. It is clear that you are purchasing in Rhiwbina in which case you should be looking for a Rhiwbina conveyancing solicitor and check that they have experience in transacting on leasehold houses. First you will need to check the unexpired lease term. As a leaseholder you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as obtaining the freeholder’sconsent to carry out changes to the property. It may be necessary to pay a service charge towards the upkeep of the communal areas where the house is part of an estate. Your conveyancer will appraise you on the various issues.