My wife and I are about to exchange on the purchase of a property in Llansamlet but as a result of wreckage from the recent storms I have was able negotiate recompense from the vendor in the sum of £3k in the form of a deduction in the price. I had intended this to be addressed as part of amending the contract however Principality are not allowing this. Should they have been involved?
The lawyer that is on the Principality conveyancing panel is required to inform Principality of any changes to the purchase price. If you prohibit your conveyancing practitioner to report the reduction to Principality then they would have to discontinue acting for you. In addition, Principality and you would have to appoint a new conveyancer for your conveyancing in Llansamlet.
My wife and I are close to exchanging contracts on the sale of our home in Llansamlet and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any high street Llansamlet conveyancer would know this is not the case. For the life of me I don't know why the buyers are using a national conveyancing firm as opposed to a conveyancing solicitor in Llansamlet. Having lived in Llansamlet for 4 years we know of no issue. Do we contact our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
How does conveyancing in Llansamlet differ for new build properties?
Most buyers of new build premises in Llansamlet contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is built. This is because house builders in Llansamlet usually acquire the real estate, 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 property lawyers 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 Llansamlet or who has acted in the same development.
I am thinking of appointing a conveyancing lawyer in Llansamlet for my sale. Can I check a solicitor's record with the legal regulator?
One can see documented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Visit Check a solicitor's record. For information Pre 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The SRA could recorded telephone calls for training reasons.
What is the reason for my property lawyer requiring numerous items of ID ahead of starting my conveyancing in Llansamlet?
Llansamlet property lawyers are duty bound by the Law Society, Solicitors Regulation Authority, HM Land Registry and current AML legislation to record that the have checked the identity of their clients. It will also be a requirement of your mortgage offer. Furthermore they have to complete various forms, particularly those relating to SDLT and need to have information such as your full names, national insurance number and date of birth.