Should lawyers request an advanced payment for my conveyancing in Roath Park?
If you are buying a property in Roath Park your solicitor will request that you place them with funds to cover the search fees. This will be the total of the cost of the Local Authority Search. If any down payment is as part of the total price then this should be required shortly in advance of exchange of contracts. The final balance that is needed should be sent to your lawyer shortly before completion.
My wife and I are purchasing a flat in Roath Park. It might be a silly question but how we can trust a solicitor? At some point we have to send funds 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'm the single recipient of my late mum's estate and I have everything in my name now, including the house in Roath Park. The Roath Park property was put into my name in November. I plan to dispose of the house. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my property ownership will be treated the same way as though I had purchased the property in November. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. many lenders would take a sensible view as this clause chiefly exists to capture the purchase and immediately sell or the flipping of properties.
My offer was accepted on a house in Roath Park on 17/10/2018, valuation was booked 2 days later, received a clean bill of health. Solicitor retained, so all that was missing was my mortgage offer. Having made daily calls to Coventry BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Coventry BS conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Will our lawyer be making enquiries concerning flooding during the conveyancing in Roath Park.
Flooding is a growing risk for solicitors dealing with homes in Roath Park. There are those who buy a property in Roath Park, completely aware that at some time, it may be flooded. However, aside from the physical damage, where a property 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 as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not best placed to impart advice on flood risk, but there are a number of searches that may be carried out by the purchaser or by their lawyers which should figure out the risks in Roath Park. The conventional set of completed inquiry forms sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a usual question of the vendor to determine whether the property has historically flooded. In the event that the premises has been flooded in past which is not disclosed by the vendor, then a purchaser could issue a claim for damages resulting from an incorrect answer. A buyer’s solicitors may also order an enviro report. This should indicate whether there is a recorded flood risk. If so, further investigations should be carried out.
I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Roath Park is where the house is located. 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 lender 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 premises.
What advice can you give us when it comes to appointing a Roath Park conveyancing practice to carry out our lease extension conveyancing?
When appointing a solicitor for your lease extension (regardless if they are a Roath Park conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with two or three firms including non Roath Park conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be useful:
What are the costs for lease extension conveyancing? Can they put you in touch with clients in Roath Park who can give a testimonial?
I own a 1st floor flat in Roath Park, conveyancing was carried out March 1996. Can you work out an approximate cost of a lease extension? Similar properties in Roath Park with over 90 years remaining are worth £227,000. The ground rent is £50 per annum. The lease expires on 21st October 2090
With only 72 years remaining on your lease we estimate the premium for your lease extension to range between £9,500 and £11,000 plus costs.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.