The loan agreement from Nationwide for the refinancing of my single room flat is coming within the next few days. Are you able to recommend a low cost conveyancing law firm in Rumney?

You are on the wrong site if you are in need of cut-price fees for conveyancing in Rumney. Our intention is to offer cost effective conveyancing but our intention is not to work with the cheapest lawyers. Do not be fooled by organisations offering the bait of £100 conveyancing in Rumney. In your best case scenario, in choosing a lawyer for low cost conveyancing, you will end up with what you pay for and at worst it will result in you with a hefty uplift in extras and still not get the service you were looking for.

We are buying a terrace house in Rumney. The intention is to carry out a loft conversion at the house.Will legal conveyancing on the property include enquiries to determine if these works are prohibited?

Your conveyancer should review the registered title as conveyancing in Rumney can occasionally reveal restrictions in the title deeds which prevent certain changes or need the permission of a 3rd party. Many works call for local authority planning permissions and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor prior to committing yourself to a purchase.

Planning on purchasing a maisonette in Rumney. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Rumney lawyer is on the TSB conveyancing panel.

After shopping around on the internet I have found a Rumney solicitor having made sure that they are on the TSB conveyancing panel. Does my lawyer arrange the survey of the property?

TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Rumney postcode. As you are getting a mortgage with TSB, you could contact them to see if they have a list of approved surveyors in Rumney.

What will a local search reveal concerning the property my wife and I buying in Rumney?

Rumney conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search company such as Searchflow The local search is essential in every Rumney conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your new home. The search should reveal data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.

Is it simple use the search facility to choose a conveyancing lawyer in Rumney on the approved list for my mortgage?

1st select a lender such as Lloyds TSB Bank, Coventry Building Society or Britannia then choose your preferred area for instance Rumney. Conveyancing practices in Rumney and nationally should be listed.

What is the reason for my property lawyer requiring various items of ID before they can commence with selling or buying a property in Rumney?

Rumney property lawyers are required by the Law Society, SRA, the Land Registry and current AML legislation to certify that the have verified the identity of their clients. It will also be a requirement of your lender where you are obtaining a mortgage. Furthermore they have to complete various forms, particularly those relating to Land Tax and need to have details such as your full names, national insurance number and DOB.