I am selling our property in New Quay and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A high street New Quay lawyer would know that there is no such problem. For the life of me I don't know why the buyers are using a web based conveyancing outfit as opposed to a conveyancing solicitor in New Quay. We have lived in New Quay for three years we know of no issue. Do we get in touch with our local Authority to obtain confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. What do they say? You must check with 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 ailment)
How does conveyancing in New Quay differ for newly converted properties?
Most buyers of new build or newly converted property in New Quay approach us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because new home sellers in New Quay typically acquire 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 conveyancing solicitors 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 New Quay or who has acted in the same development.
Do I need to be concerned about third parties that I am dealing with are encouraging me to use a web based conveyancing firm rather than a local New Quay conveyancing practice?
As with lots of service providers, often suggestions from family and friends can be extremely useful or valuable. Nevertheless there are numerous players in a conveyancing deal; estate agents, financial adviser and mortgage companies might all suggest lawyers to choose. On occasion the solicitors might be known to one of the organisations as being good in their field, but sometimes there is an underlying financial incentive behind the endorsement. You are free to appoint your preferred lawyer. However, bear in mind that most banks specify a panel list of law firms you must use for the lender related work in your house move.
We're novice buyers - agreed a price, but the estate agent has warned us that the vendor will only issue a contract if we appoint the agent's preferred solicitors as they want a ‘quick sale’. My instinct tells me that we should use a family solicitor accustomed to conveyancing in New Quay
We suspect that the seller is not behind this demand. If they require ‘a quick sale', alienating a serious purchaser is is going to put the whole deal at risk. Bypass the agents and go straight to the owners and make the point that (a)you are motivated buyers (b)you are ready to progress, with finances in place © you are unencumbered (d) you wish to move quickly (e)but you intend to instruct your own,trusted New Quay conveyancing firm - rather thanthe ones that will earn the negotiator at the agency a referral fee or meet his conveyancing thresholds set by HQ.
I've recently bought a leasehold flat in New Quay. Am I liable to pay service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
New Quay Leasehold Conveyancing - Examples of Questions you should ask Prior to Purchasing
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Are any of leasehold owners in arrears of their service charge payments? Best to be warned if fixing the lift or some other major work is pending that will be shared between the leasehold owners and may well materially increase the the maintenance charges or necessitate a one time payment. The best form of lease structure is where the freehold reversion is in the ownership of the leaseholders. In this situation the leaseholders have being in charge if their destiny and although a managing agent is often retained if it is bigger than a house conversion, the managing agent is directed by the tenants.
My boyfriend is buying a shared ownership flat in New Quay. He has received an estimate by the conveyancing practitioner connected to the estate agents and it came to £1385 . It was eight years ago since I sold and purchased a home and it cost was £495. Have fees really gone up that much?
What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for example New Quay searches, land registry fees, etc)