Can you help - my lawyer says that lack of building regulations insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in St Fagans?

The right level of lack of building regulations indemnity insurance should be dictated by who your lender. It would differ for example between HSBC Bank and The Mortgage Works. Conveyancing lawyers as opposed to borrowers take out such policies.

Are all St Fagans Conveyancing Quality Solicitors on the Lloyds conveyancing panel?

It is true that some lenders now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.

UBS have agreed my mortgage in principle, my bid on a apartment in St Fagans has been accepted, what are the next steps?

Your property agent will want to know who your solicitors are (ensure that the property lawyers are on the lender’s panel). Call up UBS or the broker and complete any relevant forms. UBS will sellect a valuer who will get in touch with the selling agent or seller to schedule an appointment. Once conducted (assuming no problems) it takes on average a week to get a mortgage offer. UBS will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in St Fagans.

About to purchase a new build flat in St Fagans. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in St Fagans

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I need to retain a conveyancing solicitor for residential conveyancing in St Fagans. I happened to discover a web site which looks to be the perfect solution If it is possible to get all formalities completed via phone that would be preferable. Should I be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Completion is due on the disposal of our £400,000 apartment in St Fagans on Friday in a week. The freeholder has quoted £324 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in St Fagans?

For most leasehold sales in St Fagans conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Addressing conveyancing due diligence questions Where consent is required before sale in St Fagans Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for St Fagans leasehold property is £350. For St Fagans conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide the information.

St Fagans Conveyancing for Leasehold Flats - A selection of Questions you should ask before buying

Who takes charge for maintaining and repairing the block? How much is the annual maintenance fee and ground rent?

For various reasons I cannot get to my St Fagans conveyancing solicitors office to execute documents for conveyancing in St Fagans – will this be an issue?

No. St Fagans conveyancing solicitors can handle home moves for clients who are based anywhere. It is not necessary for you to be able to meet your lawyer in the flesh at a St Fagans conveyancers office. Almost all conveyancing practitioner can deal with everything through post, email, telephone and fax.