At what point can the exchange of contracts occur in domestic conveyancing in Tongwynlais and do I need to be at the conveyancers office?
If you are round the corner to our conveyancing solicitors in Tongwynlais you are invited in to sign documents. However, the law practices we recommend supply a countrywide conveyancing service and give as equally diligent and professional a job for you when dealing with you digitally. The executing of the property agreement is not the important part. A signed contract is necessary for the solicitor to officially exchange when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Tongwynlais)to be in the office available at the end of the phone to exchange contracts.
My aunt advised me that in purchasing a property in Tongwynlais there could be a number of restrictions affecting the ability to carry out external changes to a property. Is this right?
There are a number of properties in Tongwynlais which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Tongwynlais should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is it correct that all Tongwynlais CQS (Conveyancing Quality Scheme) solicitors are on the UBS conveyancing panel?
Some major banks and building societies now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
My wife and I are at the point of viewing houses in Tongwynlais and I am now considering a potential offer. Is it premature to have a solicitor in place? I will be getting a mortgage with Co-operative.
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are taking out a mortgage with Co-operative, ask your prospective lawyers if they are on the Co-operative conveyancing panel otherwise they can't do the mortgage legal work.
Will my solicitor be raising questions concerning flooding as part of the conveyancing in Tongwynlais.
Flooding is a growing risk for conveyancers dealing with homes in Tongwynlais. Some people will buy a house in Tongwynlais, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Lawyers are not qualified to offer advice on flood risk, but there are a numerous searches that can be carried out by the purchaser or by their conveyancers which will figure out the risks in Tongwynlais. The standard information supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the owner to determine if the property has historically flooded. If the property has been flooded in past and is not revealed by the seller, then a buyer may issue a claim for damages resulting from an inaccurate answer. The buyer’s lawyers may also conduct an enviro report. This should higlight if there is any known flood risk. If so, further inquiries should be carried out.
How does conveyancing in Tongwynlais differ for new build properties?
Most buyers of new build property in Tongwynlais contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is constructed. This is because new home sellers in Tongwynlais tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Tongwynlais or who has acted in the same development.
Our financial adviser has recommended their conveyancing practitioner for the conveyancing in Tongwynlais - Surely it’s easier to just instruct them?
This is not necessarily the case and you are free to opt for whichever conveyancer you prefer for your Tongwynlais conveyancing. The property lawyer put forward by a 3rd party adviser may not necessarily be the best conveyancing practitioner, they may suggest their preferred conveyancing firm who are based far away. In this instance you may not have contact with your conveyancing practitioner and due to the lack of continuity in the transaction, it may be difficult to obtain updates.