Please could you vouch for a Norwich and Peterborough Building Society accepted Roath conveyancing firm that can complete within a short deadline? Am I best advised to choose a high street Roath firm or a nationwide comparison site?
We would be happy to suggest some excellent Roath conveyancing firms. You can also walk up the main road in Roath. Approach a couple of law practices and ask to see a conveyancing solicitor for a quote. Mention your requirements together with your reasons and get a commitment on your deadline. Select the one that appears most efficient.
Having sold my house in Roath last December yet the purchaser is e-mailing me complaining that their conveyancer is waiting to hear from mylawyer. What are the post completion sale formalities now that I have sold?
Following your disposal your solicitor is duty bound to deliver the transfer documentation and all of the paperwork to the purchaser's solicitors. If applicable, your conveyancer must also evidence that the legal charge in favour of the lender has been redeemed to the purchasers solicitors. There are no post completion formalities just for conveyancing in Roath.
The Roath conveyancing solicitors that just started acting on my purchase in Roath have suddenly closed. I only went with them because I had to have a solicitor on the Santander conveyancing panel and my preferred Roath lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What are my options?
If you have an estate agent involved then let them know immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Santander conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
Should our lawyer be asking questions regarding flooding as part of the conveyancing in Roath.
The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Roath. Plenty of people will buy a house in Roath, completely aware that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Lawyers are not best placed to impart advice on flood risk, but there are a number of checks that may be carried out by the purchaser or on a buyer’s behalf which will give them a better appreciation of the risks in Roath. The conventional set of information given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) contains a standard question of the vendor to discover if the premises has suffered from flooding. In the event that the residence has been flooded in past and is not disclosed by the owner, then a purchaser may issue a claim for damages as a result of such an incorrect response. The buyer’s lawyers will also order an environmental search. This will reveal whether there is any known flood risk. If so, additional inquiries will need to be carried out.
I’m about to sell my basement flat in Roath. Conveyancing solicitors are to be appointed soon, but I have recently received a half-yearly maintenance charge demand – should I leave it to the buyer to sort out?
It best that you clear the service charge as normal as all rents and maintenance charges should be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Roath Leasehold Conveyancing - Sample of Queries Prior to Purchasing
How is the lease structured? The answer will be useful as a) areas can cause problems for the building as the communal areas may begin to deteriorate if repairs remain unpaid b) if the leaseholders have an issue with the managing agents you will want to have complete disclosure Does the lease include onerous restrictions?