Can the conveyancing solicitors that you recommend conduct conveyancing in Roath Park by way of an attended exchange?
We do have a number of conveyancing specialists who can conduct personalised exchanges. Do e-mail us to obtain a conveyancing quote and details as to availability.
What does my ID and proof of funds have anything to do with my conveyancing in Roath Park? Is this really necessary?
You are right in these requests have nothing to do with conveyancing in Roath Park. Nowadays you will not be able to proceed with any conveyancing transaction in the absence handing over evidence of your identity. This usually takes the form of a either your passport or driving licence plus a council tax bill. Please note that if you are supplying your driving licence as proof of ID it must be both the paper part and photo card part, one is not sufficient without the other.
Verification of the source of funds is necessary in accordance with the Money Laundering Regulations. Don’t be offended when you are asked to produce this as your lawyer will need to have this information on record. Your Roath Park conveyancing lawyer will require evidence of proof of funds before they are able to accept any money from you into their client account and they will also ask further queries concerning the source of funds.
My husband and I are purchasing a newbuild flat in Roath Park with a loan from Yorkshire Building Society.We would like to retain our Roath Park conveyancing practitioner but Yorkshire Building Society informed us he's not on their "panel". It seems we are left with little choice but to instruct a Yorkshire Building Society panel solicitor or retain our high street solicitor and fork out for a Yorkshire Building Society panel lawyer to act for them. We feel as though this is unjust; Can we not simply insist that Yorkshire Building Society use our lawyer?
Unfortunately,no. The mortgage offered to you is subject to its various provisions, a common one being that solicitors must be on the Yorkshire Building Society approved list. Until recently, most lenders had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Yorkshire Building Society
Me and my partner are purchasing a house in Roath Park. I might seem paranoid but how we can trust a lawyer? On completion day we have to send money into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Roath Park conveyancer on the Santander panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I am due to exchange contracts on my apartment. I had a double glazing fitted in April 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Virgin Money are being a right pain. The Roath Park solicitor who is on the Virgin Money conveyancing panel is saying indemnity insurance will be fine but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money 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.
Over the last few months I have been searching for a flat up to £195,000 and identified one close by in Roath Park I like with amenity areas and station nearby, however it's only got 51 years on the lease. I can't really find anything else in Roath Park for this price, so just wondered if I would be making a mistake acquiring a short lease?
If you need a mortgage the shortness of the lease will likely be problematic. Discount the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.