The owners have very assertive vendors who has suggested a exclusivity agreement with a payment of 5k. Is it wise to enter into such agreements?

This kind of arrangement is unusual in Roath Park, conveyancers are not keen on them as they detract from the primary focus, namely conveyancing and if you end up having your deposit forfeited then the lawyer is left exposed. In addition, there is no assurance that just because the vendor has executed a lock out contract they will sell to you. They may breach the agreement if they receive sufficient offer to do so because a wronged purchaser with the benefit of a lockout agreement will still have to show losses as a consequence of the breach and these may not compare to the extra amount that the owner may secure by breaching the agreement, however morally unworthy it undoubtedly is.

We hope to to purchase with Earl Shilton BS. I dropped in a few local firms but cant to find a Roath Park conveyancing firm on the Earl Shilton BS panel. Please you help?

You should take advantage of the find a lender approved solicitor tool on this page. Pick the building society and type Roath Park or your location and you will be presented with a number of lawyer based in Roath Park or near you.

Should my conveyancer be raising questions concerning flooding during the conveyancing in Roath Park.

The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Roath Park. Some people will purchase a property in Roath Park, 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 get a mortgage, satisfactory building insurance, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Solicitors are not qualified to offer advice on flood risk, however there are a various checks that may be initiated by the purchaser or on a buyer’s behalf which should figure out the risks in Roath Park. The conventional set of information sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the seller to discover if the property has suffered from flooding. If the property has been flooded in past and is not revealed by the seller, then a purchaser could commence a claim for damages as a result of such an incorrect reply. A purchaser’s solicitors may also commission an environmental report. This should reveal whether there is a recorded flood risk. If so, additional inquiries will need to be made.

I got the keys to my house on 11 June and the transaction details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Roath Park expressed confidence that it will be formalised inside ten days. Are titles in Roath Park particularly slow to register?

There is nothing unique about conveyancing in Roath Park registration formalities. As opposed to being determined by geographic area, timescales can vary subject to the party submitting the application, whether there are errors and whether the Land registry must send notices to any interested parties. At present approximately 80% of submission are fully dealt with in less than three weeks but some can be subject to extensive hold-ups. Registration occurs after the purchaser is living at the premises therefore 'speed' is not typically primary concern yet where there is a degree of urgency associated with the registration then you or your conveyancer should communicate with the Registry to express the reasoning for the application to be prioritised.

I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Roath Park is the location of the property. Can you shed any light on this issue?

Flying freeholds in Roath Park are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Roath Park you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Roath Park may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.