Do commercial conveyancing searches reveal proposed roadworks that may impact a commercial premises in Haverfordwest?

Many commercial conveyancing solicitors in Haverfordwest will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Haverfordwest. The search result provides 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 Haverfordwest.

For every commercial conveyancing transaction in Haverfordwest it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Haverfordwest commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Haverfordwest.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Haverfordwest?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Haverfordwest. 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'm buying my first flat in Haverfordwest with the aid of help to buy. The developers refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The estate agent advised me not disclose to my solicitor about this side-deal as it could put at risk my mortgage with The Royal Bank of Scotland. Should I keep quiet?.

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.

My husband and I are new on the property ladder - agreed a price, but the agent informed us that the vendor will only go ahead if we use their preferred lawyers as they need a ‘quick sale’. We would rather use a family conveyancer with experience of conveyancing in Haverfordwest

We suspect that the owner is unaware of this requirement. Should the owner desire ‘a quick sale', alienating a motivated buyer is counter productive. Speak to the vendors direct and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)however you will continue to use your own,trusted Haverfordwest conveyancing lawyers - not the ones that will earn their negotiator at the agency a introducer fee or achieve conveyancing thresholds pre-set by HQ.

Do you have any advice for leasehold conveyancing in Haverfordwest with the purpose of speeding up the sale process?

• A significant proportion of the delay in leasehold conveyancing in Haverfordwest can be avoided where you get in touch lawyers as soon as your agents start advertising the property and ask them to collate the leasehold documentation which will be required by the purchasers’ lawyers.
If you have the benefit of shareholding in the Management Company, you should ensure that you hold the original share document. Obtaining a duplicate share certificate can be a lengthy formality and delays many a Haverfordwest conveyancing deal. If a duplicate share certificate is required, do contact the company officers or managing agents (where relevant) for this sooner rather than later. Many freeholders or Management Companies in Haverfordwest levy fees for supplying management packs for a leasehold home. You or your lawyers should find out the actual amount of the charges. The management pack can be applied for as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in Haverfordwest. In the event that you altered the property did you need the Landlord’s consent? Have you, for example installed wooden flooring? Haverfordwest leases often stipulate that internal structural changes or laying down wooden flooring calls for a licence issued by the Landlord consenting to such works. Should you dont have the paperwork to hand do not contact the landlord without checking with your solicitor before hand. You believe that you know the number of years remaining on your lease but it would be advisable double-check by asking your lawyers. A buyer’s lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is under 80 years. In the circumstances it is essential at an as soon as possible that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale.

I invested in buying a studio flat in Haverfordwest, conveyancing was carried out 6 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Haverfordwest with a long lease are worth £186,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease ceases on 21st October 2077

With 52 years unexpired we estimate the premium for your lease extension to span between £29,500 and £34,000 as well as costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.