I chose a high street lawyer for my conveyancing in Pontcanna last week. After carefully reading the small print I noteI am on the hook for charges even where the transaction does not complete. Should I ditch them and choose a web based lawyer offering no completion no charge conveyancing in Pontcanna?
It is usually a trade off in that if "No Completion No Fee" is advertised then the conveyancing charges will tend to be be higher to counteract those transactions that fail to complete. Please beware that such offerings tend not to protect you from disbursements such as Pontcanna conveyancing search expenses.
We have very pushy vendors who has recommended a preliminary agreement with a payment 6,000. Are such agreements sensible?
Exclusivity agreements are contracts binding a property seller and prospective buyer granting the buyer exclusive rights to purchase the premises within a prescribed time frame. For all intents and purposes, an exclusivity is a document specifying that you should be issued with a contract at a later date being the main conveyancing contract. It tends to be utilised for buyer assurance though in many situations, the vendor may stand to benefit from such agreements as well. There are numerous positives and negatives to using them but you should to check with your lawyer but beware that it may end up incurring extra in conveyancing fees. In light of this these contracts are unusual in relation to conveyancing in Pontcanna.
I just acquired a flat at auction in Pontcanna. Conveyancing is necessary. What happens now?
Having legally committed yourself to purchase you now have to retain a conveyancing practitioner as a matter of urgency as you will have a pending deadline in which to complete the property. Every auction property will ordinarily have a corresponding auction set of papers. This should include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the auction papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to leasehold premises. You need to give this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that you have funds in place to complete the transaction on the set completion date.
We were going to get a OIP from Leeds Building Society this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Pontcanna solicitors on the Leeds Building Society conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Pontcanna solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.
My partner and I are in the process of viewing flats in Pontcanna and I am now considering a potential offer. Is it advisable to have my solicitor on ‘stand by’? I will be getting a home loan with UBS.
It would be prudent to commence your search sooner rather than later. 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 contact information on to the selling agent. Given that you are getting a mortgage with UBS, make sure you remember to check that your lawyer is on the UBS conveyancing panel.
The deeds to my property are lost. The conveyancers who conducted the conveyancing in Pontcanna 10 years ago have long since closed. What are my next steps?
Gone are the days when you need to hold title original deeds to establish that you are the owner of your registered land or property, given that the Land Registry have everything they need in a digital format.
I am looking for a leasehold apartment up to £305k and identified one near me in Pontcanna I like with a park and transport links nearby, however it's only got 51 years unexpired on the lease. I can't really find anything else in Pontcanna for this price, so just wondered if I would be making a grave error buying a short lease?
Should you need a home loan that many years may be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.