AssumingI were to purchase a simple residential homein Roath for cash and dispense with a survey and no conveyancing searches how much would I expect to have to pay for conveyancing in Roath?
Any savings you would achieve would be limited to the Roath conveyancing searches. The property lawyer still got to do everything else - money laundering, correspond with the sellers lawyer, SDLT return, register the title etc. A marginal saving might be made by not needing to register a charge however it won't be meaningful.
What is the difference between a licensed conveyancer and conveyancing solicitor in Roath
There are two types of lawyers who can do conveyancing in Roath namely CLC regulated conveyancers or solicitors. Both professionals handle conveyancing services that you need to complete the sale or purchase of property. They are both duty bound to execute Roath conveyancing on similar quality and guidelines so you can be safe in the knowledge that your conveyancing will be professionally administered and that the requirements and steps should be accurately attended to.
After weeks of negotiation I have agreed a price on a house in Roath. My financial adviser recommended their conveyancers. I paid an on account payment of £225. Soon after, the lawyer called me to say that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I had an offer accepted on a property in Roath on 26/2/2019, valuation was booked 3 days after, all came back fine. Solicitor appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Nationwide and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Nationwide conveyancing panel. Are Nationwide entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have been told that property searches are the primary cause of stalling in Roath house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) released determinations of research by MoveWithUs that conveyancing searches do not feature within the most frequent causes of hindrances in the conveyancing process. Searches are unlikely to feature in any delay in conveyancing in Roath.
I have been on the look out for a leasehold apartment up to £195,000 and found one round the corner in Roath I like with a park and railway links nearby, the downside is that it's only got 51 years unexpired on the lease. There is not much else in Roath suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you require a mortgage the shortness of the lease may be problematic. Discount the offer 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 twenty four months you may request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.
There are plenty of houses in Roath on private roads. We are acquiring one such property. What would be the advantages and disadvantages of purchasing a property on a private road?
Roath conveyancing firms are used to conveyancing homeson private. Your conveyancing practitioner will review the title to find any rights or responsibilities. In many cases there is a residents association that owners pay into for the upkeep of the road. Where there is one, the road should be maintained and appear better than publicly maintained.