Can you clarify what the consequences are if my solicitor is removed from the Bank of Ireland Solicitor panel ahead of completing my conveyancing in Dawlish?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Should commercial conveyancing searches disclose impending roadworks that could affect a commercial property in Dawlish?
Many commercial conveyancing solicitors in Dawlish will perform a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Dawlish. The report sets out 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 Dawlish.
For every commercial conveyancing transaction in Dawlish 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 can result in delays to Dawlish commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Dawlish.
How does conveyancing in Dawlish differ for new build properties?
Most buyers of new build or newly converted property in Dawlish come to us having been asked by the developer to exchange contracts and commit to the purchase even before the house is finished. This is because builders in Dawlish usually buy the land, 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 Dawlish or who has acted in the same development.
How can the Landlord & Tenant Act 1954 affect my commercial property in Dawlish and how can your lawyers assist?
The 1954 Act provides protection to business lessees, granting the legal entitlement to apply to court for a continuation of occupancy at the end of the lease term. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and assist with commercial conveyancing in Dawlish
I would be grateful if you would explain what options are open to me if my Dawlish conveyancing searches shows adverse results?
Normally, almost all adverse entries that arise in Dawlish conveyancing search results can be handled ahead of completion or indemnity insurance may be put on cover. You need to note that even though you may be acquiring the premises and might be content to live with the search results, your lender may not, and when all said and done have the final decision.