IfI were to acquire a straightforward housein Fairwater for cash and dispense with a survey and no conveyancing searches how much would I expect to have to pay for conveyancing in Fairwater?
The sole saving you would make on is the Fairwater conveyancing searches. The conveyancing practitioner is obliged to do the vast majority of work - money laundering, liaising with your sellers lawyer, stamp duty return, register the title etc. A slight saving might be made by not needing to register a charge but it won't be meaningful.
It is is a decade since I bought my home in Fairwater. Conveyancing lawyers have recently been retained on the sale but I can't track down the deeds. Is this a major issue?
You need not be too concerned. Firstly there is a chance that the deeds will be with your mortgage company or they may be in the possession of the conveyancers who handled the purchase. Secondly in most cases the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring current official copies of the land registers. Nearly all conveyancing in Fairwater involves registered property but in the rare situation where your property is unregistered it is more tricky but is not insurmountable.
Do the Building Society Association intend to launch a searchable register to to identify practices on the Loughborough BS conveyancing panel for example in Fairwater?
Lexsure has not been advised of any intention on the part of the BSA to promote such a tool.
I am buying my first flat in Fairwater with a loan from Bank of Scotland. The builders refused to reduce the amount so I negotiated 6k of additionals instead. The sale representative suggested that I not disclose to my conveyancer about this side-deal as it will put at risk my mortgage with the lender. 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.
In what way does the Landlord & Tenant Act 1954 affect my business offices in Fairwater and how can your lawyers assist?
The 1954 Act gives security of tenure to business leaseholders, giving them the dueness to apply to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Fairwater is one of our hundreds of locations in which our lawyers are located
I was advised by my mortgage company that their panel solicitors operate no move no charge basis for conveyancing in Fairwater. I had a purchase abort nevertheless the lawyers want search fees! They say the fees are seperate!
in offering "no completion no fee" Fairwater conveyancing firms are waiving their charges for any work conducted. We should make it clear that this is not to be regarded as an insurance scheme. Disbursements aren’t covered – where the conveyancer have to pay money out to other people, e.g. Fairwater local search fees