Having sold my house in Creigiau last September but our buyer keeps calling me complaining that his conveyancer needs to hear from myconveyancer. What should my lawyer have done now that I have sold?
Following your house sale your lawyer should deliver the transfer deeds and all supplemental paperwork to the buyer’s lawyers. If applicable, your lawyer should also confirm that the mortgage has been redeemed to the purchasers solicitors. There is unlikely to be post completion tasks specific conveyancing in Creigiau.
We're in Creigiau, First timers buying with a mortgage (lender is Coventry BS , and our solicitor is on the Coventry BS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Coventry BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Will our conveyancer be raising enquiries about flooding as part of the conveyancing in Creigiau.
Flooding is a growing risk for conveyancers conducting conveyancing in Creigiau. There are those who buy a house in Creigiau, completely aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not qualified to offer advice on flood risk, but there are a numerous searches that can be carried out by the buyer or on a buyer’s behalf which can give them a better appreciation of the risks in Creigiau. The standard completed inquiry forms sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a usual question of the seller to determine whether the property has suffered from flooding. In the event that flooding has previously occurred and is not revealed by the vendor, then a buyer may commence a legal claim for losses as a result of such an misleading response. The buyer’s lawyers will also commission an enviro search. This should disclose if there is any known flood risk. If so, further investigations will need to be carried out.
I'm purchasing my first flat in Creigiau with a loan from Leeds Building Society. The sellers refused to move on the price so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not reveal to my solicitor about this side-deal as it may put at risk my mortgage with Leeds Building Society. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I decided to have a survey carried out on a house in Creigiau in advance of appointing lawyers. I have been informed that there is a flying freehold overhang to the property. The surveyor advised that some banks may refuse to issue a mortgage on such a property.
It depends who your proposed lender is. Santander has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Creigiau. Conveyancing will be smoother if you use a solicitor in Creigiau especially if they are accustomed to such properties in Creigiau.
In what way can the Landlord & Tenant Act 1954 impact my business premises in Creigiau and how can your lawyers assist?
The 1954 Act gives security of tenure to commercial tenants, giving them the dueness to make a request to court for a new tenancy and remain in occupation at the end of an expired lease. There are limited grounds where a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and assist with commercial conveyancing in Creigiau