I have given 2 months notice to my existing landlord and have to leave my let out apartment in Aberystwyth by the end of next month. Conveyancing for my house purchase has just started. Is it possible to complete in six weeks as I wish to avoid having to move into temporary accommodation?
Generally one should not provide notice for your letting unless exchange of contracts has taken place. If you have not already done so, update to your lawyer and request that they seek the assistance the owners side, try to get a realistic time scale from them that all parties will look to achieve
I have been recommended a conveyancing solicitor in Aberystwyth. I I am struggling to find out if they are on the Accord Mortgages Ltd approved list of lawyers. Can you assist?
The first thing to do is call the lawyer and enquire if they can act for the lender. Otherwise you can call Accord Mortgages Ltd who may be able to confirm.
Do commercial conveyancing searches disclose planned roadworks that may impact a commercial site in Aberystwyth?
Many commercial conveyancing solicitors in Aberystwyth will execute a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Aberystwyth. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Aberystwyth.
For each commercial conveyancing transaction in Aberystwyth it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Aberystwyth commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Aberystwyth.
How does conveyancing in Aberystwyth differ for new build properties?
Most buyers of new build or newly converted property in Aberystwyth come to us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is built. This is because new home sellers in Aberystwyth tend to buy the land, 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 property lawyers 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 Aberystwyth or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Aberystwyth is the location of the property. Can you offer any opinion?
Flying freeholds in Aberystwyth are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Aberystwyth you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Aberystwyth may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
What are my options where I am dissatisfied with the solicitor who did our conveyancing in Aberystwyth?
Occasionally the level of service you receive is not as you expect, and unfortunately every so often things do go wrong. That being said there is recourse if you were dissatisfied with your conveyancing in Aberystwyth. This varies from trying to resolve matters directly with them, through to reporting a conveyancer to their regulator. If things still aren’t resolved you may consider getting in touch with the Legal Ombudsman.