Is there a search tool that I can use to check that the solicitor carrying out my conveyancing in Llandaff is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Skipton Building Society thus spending £175.00 in supplemental conveyancing costs.
Please do take advantage of the search tool on this web page. Pick the lender and type ‘Llandaff’ or your preferred area and you will discover numerous conveyancers based in Llandaff or nearest you.
My wife and I are purchasing a apartment in Llandaff. I might seem paranoid but how we can trust a conveyancer? On completion day we will need to put 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.
A colleague pointed out to me me that in purchasing a property in Llandaff there may be various restrictions limiting what one can do in terms of external changes to the property. Is this right?
We are aware of a number of properties in Llandaff which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Llandaff should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
It is not clear whether my mortgage offer requires a lease extension. I have called my Llandaff bank branch on numerous occasions and was advised it wasn't an issue and they would lend. My Llandaff conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend in accordance with their specific requirements. Who do I believe?
Provided that the solicitor is on the mortgage company approved list, they must comply with the Council of Mortgage Lenders’ Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
How does conveyancing in Llandaff differ for new build properties?
Most buyers of new build or newly converted property in Llandaff come to us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because developers in Llandaff usually buy the site, 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 accustomed to new build conveyancing in Llandaff or who has acted in the same development.
I am looking for a leasehold apartment up to £305k and found one near me in Llandaff I like with a park and station nearby, however it's only got 51 years on the lease. I can't really find anything else in Llandaff suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you require a mortgage the shortness of the lease will be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.
I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a reasonable figure which is making it all the more appealing. I have just discovered that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Llandaff. Conveyancing advisers have are about to be appointed. Will they explain the issues?
Most houses in Llandaff are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can help the conveyancing process. We note that you are purchasing in Llandaff so you should seriously consider looking for a Llandaff conveyancing solicitor and be sure that they are used to dealing with leasehold houses. First you will need to check the number of years remaining. Being a lessee you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as obtaining the landlord’sconsent to carry out alterations. You may also be required to pay a maintenance charge towards the upkeep of the estate where the property is part of an estate. Your solicitor will appraise you on the various issues.
I am the registered owner of a 1 bedroom flat in Llandaff, conveyancing was carried out in 1996. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Llandaff with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 levied per year. The lease comes to an end on 21st October 2080
With 55 years unexpired we estimate the price of your lease extension to be between £31,400 and £36,200 plus legals.
The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.