Do commercial conveyancing searches reveal proposed roadworks that may impact a commercial premises in Devizes?
Its becoming the norm that commercial conveyancing solicitors in Devizes will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Devizes. The search result sets out definitive data 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 Devizes.
For every commercial conveyancing transaction in Devizes 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 could result in delays to Devizes commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Devizes.
Are there restrictive covenants that are commonly picked up during conveyancing in Devizes?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Devizes. 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 opted to have a survey done on a house in Devizes in advance of instructing lawyers. I have been told that there is a flying freehold element to the property. Our surveyor advised that some lenders tend refuse to give a mortgage on such a premises.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Halifax. If you call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Devizes. Conveyancing may be slightly more expensive based on your lender's requirements.
Am I right to be suspicious that brokers that I am dealing with are recommending an internet conveyancing firm as opposed to a local Devizes conveyancing company?
As with many service providers, often recommendations from relatives can be most helpful. But there are many players in a conveyancing transaction; estate agents, financial adviser and banks might all put forward lawyers to appoint. Sometimes the lawyers might be known to one of the organisations as experts in their field, but occasionally there might be a financial incentive behind the recommendation. You have the discretion to choose your own conveyancer. You need to be aware that some banks specify a panel list of solicitors you have to use for the mortgage related work in your conveyancing.
When it comes to my conveyancing in Devizes should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Devizes conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancing practitioner's time in submitting the funds this way.