We're in Iver, First timers purchasing with a mortgage (lender is Santander , and our lawyer is on the Santander conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Santander 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.
My wife and I are planning on selling our home in Iver and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any high street Iver lawyer would know this is not the case. For the life of me I don't know why the buyers instructed a national conveyancing firm rather than a conveyancing solicitor in Iver. We have lived in Iver for 4 years we know that this is a non issue. Do we contact our local Authority to get clarification need.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
How does conveyancing in Iver differ for new build properties?
Most buyers of new build residence in Iver contact us having been asked by the builder to sign contracts and commit to the purchase even before the house is finished. This is because new home sellers in Iver usually buy the real estate, 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 conveyancers 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 Iver or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Iver is the location of the property. Can you shed any light on this issue?
Flying freeholds in Iver are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Iver you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Iver may decide 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 premises.
In what way does the Landlord & Tenant Act 1954 affect my commercial property in Iver and how can your lawyers assist?
The particular law that you refer to provides security of tenure to commercial leaseholders, granting the legal entitlement to make a request to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and assist with commercial conveyancing in Iver
My wife and I intend to buy our first home in Iver. Conveyancing practitioner has been appointed. The financial consultant suggested that a survey is not appropriate as the property was only constructed 16 yrs ago.
The bare minimum you need a Home Buyer's Report. As the property was built more than a decade ago the property will not come with 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 may be enough. The report should highlight any apparent problems and recommend further investigation if relevant. If there are any signs of problems obtain a full Building Survey from the beginning.