I require conveyancing for an apartment in a fairly new development (seven years old) in Broad Haven. 95% of the appartments have already been sold. Do I need carry out the neighbourhood searches as part of conveyancing in Broad Haven?
If you getting a mortgage, your lender will insist on some (many) of the searches so you'll have no choice. If not, then Broad Haven conveyancing searches are for you to decide upon. Your lawyer, will ’encourage’, perhaps in the strongest possible terms, that you should not go ahead without searches, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Broad Haven.
We are planning to move house in July. Should my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you put forward a removal company in Broad Haven. Conveyancing solicitor was chosen before I stumbled across your website.
On the day of completion you can pick up the house keys from your selling agent but this can only take place after the vendors lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be released. You can tell the removal men that you are ready to move in. We do not recommend a specific removal organisation but can help you locate a residential property solicitor in Broad Haven or a lawyer that specialises in conveyancing in Broad Haven.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Broad Haven solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Broad Haven postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Broad Haven.
Lloyds have agreed my mortgage in principle, my bid on a apartment in Broad Haven has been agreed to, what are the next steps?
Your property agent will want to be informed of your lawyer's details (make sure the property lawyers are on the lender’s panel). Call up Lloyds or the financial adviser and finalise any relevant paperwork. Lloyds will appoint a valuer who will get in touch with the selling agent or seller to book an appointment. Once conducted (assuming no problems) it takes approximately ten days to receive the mortgage offer. Lloyds will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Broad Haven.
I'm purchasing my first flat in Broad Haven benefiting from help to buy. The sellers refused to budge the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent suggested that I not disclose to my lawyer about this extras as it may jeopardize my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a straight forward, chain free conveyancing. Broad Haven is the location of the property. Can you shed any light on this issue?
Flying freeholds in Broad Haven are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Broad Haven you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Broad Haven may determine 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 property.
In what way can the Landlord & Tenant Act 1954 impact my commercial offices in Broad Haven and how can your lawyers assist?
The 1954 Act provides security of tenure to commercial tenants, giving them the right to make a request to court for a renewal lease and continue in occupation at the end of an expired lease. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Broad Haven is one of the many areas of the UK in which our lawyers are based