We are due to exchange on the purchase of a property in Rhiwbina but as a result of damage from some water damage at the property I have managed to agree reparation from the vendor of £3k in the form of a adjustment in the price. This was going to be addressed as part of a side agreement yet UBS will not permit this. Should they have been informed?
The conveyancer that is on a UBS conveyancing panel is duty bound to inform UBS of any variations to the sale price. If you prohibit your property lawyer to report the reduction to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new conveyancing practitioner for your conveyancing in Rhiwbina.
What is the first thing I need to know about purchase conveyancing in Rhiwbina?
Not many law firms or advisers will tell you this but conveyancing in Rhiwbina and elsewhere in England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there exists plenty of room for friction between you and other parties involved in the transaction. For example, the seller, property agent and sometimes the bank. Choosing a law firm for your conveyancing in Rhiwbina an important selection as your conveyancer is your adviser, and is the SOLE party in the legal process whose interest is to protect your best interests and to protect you.
There is a distinct ongoing adversarial element to conveyancing- someone has to be blamed for the process being so protracted. You your first instinct should be to trust your lawyer above all other parties when it comes to the legal transfer of property.
The deeds to my home can not be found. The conveyancers who conducted the conveyancing in Rhiwbina 5 years ago have long since closed. What are my next steps?
In today’s world there are duplicates made of almost everything, and your solicitor should know exactly where to locate all the suitable documentation so you can purchase or dispose of your house without a hitch. If duplicates can’t be found, your solicitor can arrange cover in the form of insurance or indemnities against future claims on the premises.
Over the last few months I have been searching for a flat up to £195,000 and identified one near me in Rhiwbina I like with amenity areas and railway links nearby, however it only has 51 years unexpired on the lease. I can't really find anything else in Rhiwbina for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you require a home loan the remaining unexpired lease term will be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you may request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.
We are seeking to acquire a repression house in Rhiwbina and the mortgagee in possession require completion inside a month. Can a property lawyer meet that timeframe? Would it be better to select a local Rhiwbina firm or an online conveyancer that advertises to complete quickly?
Attend your Rhiwbina high street. Pop in to two or three firms and ask to see a conveyancing solicitor for a quote. Explain your situation and get assurances on deadlines. Appoint the firm that appears most genuine. Make sure to use a conveyancing practitioner on the list of conveyancing practitioners who can act for your mortgage company.