AssumingI was to acquire a simple residential homein Bubwith for cash and dispense with a survey and no local authority searches how much should I expect to have to pay for conveyancing in Bubwith?
The sole reduction in fees you would make on is the Bubwith conveyancing searches. Your property lawyer is obliged to do the vast majority of work - money laundering, communicating with the sellers solicitor, stamp duty return, register the title etc. You might save a bit for them not needing to register a mortgage however it will not be meaningful.
We had appointed conveyancers locally in Bubwith on the Santander solicitor panel. They are now charging me an additional charge for handling the Santander mortgage. Is this a supplemental conveyancing fee specified by Santander?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your conveyancing practitioner may charge a fee for this. The charge is not set by Santander but by your Bubwith solicitor. Plenty of firms on the Santander panel will quote an ‘acting for lender’ fee and others do not.
We expect to receive a AIP from HSBC this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do HSBC recommend any Bubwith solicitors on the HSBC conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Bubwith solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.
After what feels like an age I have had an offer on a flat in Bubwith agreed to, but there is a chain. The sellers have put an offer on a flat, but it’s not yet agreed to, and have viewings of other properties in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Bubwith. What do I do now? At what stage should I apply for the mortgage with Principality?
It is usual to have concerns where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is in the region of £1k, then valuation, Bubwith conveyancing search costs, etc). First, you must check that your property lawyer is on the Principality conveyancing panel. Concerning the next steps this very much depends on the circumstances of your transaction, desire for the property and on the state of the market. In a buoyant market some buyers will apply for a home loan with Principality and arrange for the valuation and only if it comes back ok would they pay their property lawyer to move forward with searches.
Are there restrictive covenants that are commonly picked up during conveyancing in Bubwith?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Bubwith. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
About to purchase a new build flat in Bubwith. 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.
Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Bubwith
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
As co-executor for the estate of my aunt I am disposing of a residence in Neath but reside in Bubwith. My solicitor (based 300 kilometers awayhas requested that I execute a stat dec before completion. Can you recommend a conveyancing solicitor in Bubwith who can attest and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are located in Bubwith
My husband and I hope to buy our first house in Bubwith. Conveyancing practitioner already appointed. The mortgage adviser advised that a survey is not appropriate as the house was only built in 2002.
As the bare minimum you need a Home Buyer's Report. Given the property is more than ten years old the property will not benefit from a warranty, so you would be well advised not to take a risk. For a property that age with no signs of problems a Home Buyer's report could suffice. The report should highlight any apparent issues and recommend additional investigation if relevant. Where there are any indications of material issues seek a full Building Survey from the beginning.