What is the first thing I need to know concerning purchase conveyancing in Bridgend?
Not many law firms shout this from the rooftops but conveyancing in Bridgend and elsewhere in England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there is lots of opportunity for conflict between you and other parties involved in the legal transfer of property. For example, the seller, estate agent and even potentially your bank. Choosing a solicitor for your conveyancing in Bridgend should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the process whose responsibility is to act in your best interests and to protect you.
Sometimes a third party with a vested interest may try and sway you that it is in your interests to do things their way. As an example, the property agent may claim to be assisting by claiming that your conveyancer is dragging his heels. Or your mortgage broker may advise you to do take action that is contrary to your solicitors recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
I am purchasing a new build flat in Bridgend. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Bridgend you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Bridgend.
Are there restrictive covenants that are commonly identified during conveyancing in Bridgend?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Bridgend. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am buying a new build apartment in Bridgend. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Bridgend
Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
In what way does the Landlord & Tenant Act 1954 affect my business offices in Bridgend and how can your lawyers assist?
The 1954 Act affords protection to business tenants, giving them the right to apply to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Bridgend is one of the many locations in which the firms we work with are located