We are purchasing a newly built apartment in Langland and my solicitor is advising me that she has to the lender to disclose incentives from the developer. I am nearing the developer’s deadline to exchange and my preference is not to delay deal. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Will conveyancers ask for money up-front for my conveyancing in Langland?
If you are buying a property in Langland your solicitor will ask you put them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the conveyancing searches. If any down payment is payable against the purchase price then this will be required shortly in advance of exchange of contracts. The final balance that is due will be payable a few days ahead of the completion date.
Will commercial conveyancing searches reveal planned roadworks that may affect a commercial site in Langland?
Its becoming the norm that commercial conveyancing solicitors in Langland will conduct a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Langland. The report provides 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 Langland.
For each commercial conveyancing transaction in Langland it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to Langland commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Langland.
Despite weeks of looking the Title Certificate and documents to our house are lost. The solicitors who did the conveyancing in Langland 10 years ago no longer exist. What are my options?
These day there are copies made of almost everything, and your conveyancer should know precisely where to look for all the suitable documentation so you can buy or sell your house without a hitch. Where copies can’t be located, your conveyancer may be able to arrange cover in the form of insurance or indemnities protecting you against future claims on your premises.
I've recently found out that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Langland is where the house is located. What do you suggest?
Flying freeholds in Langland are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Langland you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Langland 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.
My husband and I are new to the buying process - agreed a price, yet the agent told us that the owners will only move forward if we use their recommended conveyancers as they want an ‘expedited deal’. My instinct tells me that we should use a family conveyancer who is accustomed to conveyancing in Langland
It is unlikely the owners are driving this. Should the vendor desire ‘a quick sale', taking such a hostile approach to a genuine buyer is not the way to achieve this. Contact the vendors directly and make sure they understand (a)you are genuine buyers (b)you are ready to progress, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)however you are going to appoint your preferred Langland conveyancing firm - not the ones that will earn their negotiator at the agency a introducer fee or hit his conveyancing figures demanded by senior management.