Are the Neath conveyancing solicitors identified as being on the HSBC conveyancing panel, together with their details provided by HSBC?
Neath conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.
Should our solicitor be raising questions concerning flooding as part of the conveyancing in Neath.
Flooding is a growing risk for lawyers carrying out conveyancing in Neath. There are those who purchase a house in Neath, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, 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 initiated by the buyer or on a buyer’s behalf which will give them a better appreciation of the risks in Neath. The standard information given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a usual inquiry of the owner to discover whether the property has ever been flooded. In the event that flooding has previously occurred and is not disclosed by the seller, then a purchaser could commence a claim for damages resulting from an inaccurate response. The purchaser’s conveyancers should also conduct an enviro search. This should higlight if there is any known flood risk. If so, additional inquiries should be conducted.
The deeds to my house are lost. The solicitors who did the conveyancing in Neath 5 years ago no longer exist. Will I be able to sell the house?
You no longer need to hold title official documentation to prove you are the owner of your registered land or premises, given that the Land Registry have everything they need in a digital format.
I'm purchasing a new build house in Neath with a mortgage from Chelsea Building Society. The builders would not budge the amount so I negotiated 6k of additionals instead. The sale representative advised me not disclose to my lawyer about the side-deal as it could jeopardize my loan with the bank. Should I keep quiet?.
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.
What is different about your site and alternative internet conveyancing solicitors for conveyancing in Neath?
At this site obtain a conveyancing quote via a Solicitor or Licensed Conveyancer that understands the nuances for your conveyancing in Neath. As opposed to estate agents and brokerage sites we do not have kick-back deals with solicitors. A large number of agents and online brokers 'recommend' solicitors who pay the highest kickback, rather than the best value conveyancing in Neath
What are your top tips when it comes to finding a Neath conveyancing practice to carry out our lease extension conveyancing?
When appointing a property lawyer for lease extension works (regardless if they are a Neath conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you talk with several firms including non Neath conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be helpful:
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Can they put you in touch with clients in Neath who can give a testimonial? How familiar is the firm with lease extension legislation?
I purchased a studio flat in Neath, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Neath with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease runs out on 21st October 2097
With just 71 years left to run we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.