Do commercial conveyancing searches reveal planned roadworks that could impact a commercial land in Kidwelly?

Its becoming the norm that commercial conveyancing solicitors in Kidwelly will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Kidwelly. 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 Kidwelly.

For every commercial conveyancing transaction in Kidwelly 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 cause delays to Kidwelly commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Kidwelly.

Me and my brother purchased a semi-detached Victorian property in Kidwelly. Conveyancing lawyer represented me and Barclays Direct. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold with the matching address. Is it worth asking Barclays Direct to clarify?

You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Kidwelly and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with your conveyancing lawyer who completed the work.

I am buying a new build house in Kidwelly with a loan from Nottingham Building Society. The developers would not budge the price so I negotiated £7000 of extras instead. The property agent advised me not inform my lawyer about the deal as it may adversely affect my mortgage with Nottingham Building Society. Is this normal?.

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.

Taking into account that I am about to spend hundreds of thousands of pounds on a house in Kidwelly I would like to have a conversation with the solicitor about myconveyancing before giving the go ahead to the firm. Can this be arranged?

We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor who will be doing your conveyancing in Kidwelly.There is no ‘factory style conveyancing’ - each client is unique individual, not a case number. The practices that we put you in touch with believe that the fees you are quoted for your conveyancing in Kidwelly should be the amount on the final invoice that you are charged.

I am on look out for some leasehold conveyancing in Kidwelly. Before I get started I want to be sure as to the remaining lease term.

If the lease is registered - and almost all are in Kidwelly - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I invested in buying a 1st floor flat in Kidwelly, conveyancing was carried out October 2007. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Kidwelly with an extended lease are worth £197,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease runs out on 21st October 2079

With 55 years left to run we estimate the premium for your lease extension to range between £31,400 and £36,200 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.