I have given 2 months notice to my current landlord and must leave my rented flat in Mumbles by . Conveyancing for my house purchase has just started. Can I complete in 5 weeks as I wish to avoid having to find temporary accommodation?

The normal practice is not to serve notice for your tenancy unless exchange of contracts has taken place. If you have not already done so, contact to your solicitor and urge them to they cajole the owners solicitors, try to a target completion date that all parties will work towards

Will our solicitor be raising questions concerning flooding during the conveyancing in Mumbles.

Flooding is a growing risk for lawyers conducting conveyancing in Mumbles. There are those who purchase a property in Mumbles, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Solicitors are not best placed to offer advice on flood risk, but there are a various searches that may be carried out by the purchaser or by their solicitors which will figure out the risks in Mumbles. The standard information sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the vendor to discover if the premises has suffered from flooding. If the premises has been flooded in past and is not disclosed by the owner, then a purchaser could issue a legal claim for losses stemming from an inaccurate answer. The purchaser’s lawyers may also conduct an enviro search. This should indicate if there is a recorded flood risk. If so, additional inquiries will need to be made.

How does conveyancing in Mumbles differ for new build properties?

Most buyers of new build premises in Mumbles come to us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is constructed. This is because developers in Mumbles typically buy the site, 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 Mumbles or who has acted in the same development.

I am a sole trader looking to lease a unit on the high street. Can you recommend solicitors offering no-sale-no costs for non-domestic conveyancing in Mumbles for below £2000?

We can recommend firms who host a wealth of experience of commercial conveyancing in Mumbles, including the sale and acquisition of businesses as well as simply premises. If you are hoping to purchase or sell a shop, pub, restaurant, office, retail unit or a whole business we will put you in touch with the right lawyer. As for the fees this will depend on the structure and heads of terms of the proposed transaction. Please provide us with your details or telephone so as to enable us to furnish you with comprehensive commercial conveyancing calculation.

I am an executor of my recently deceased mother’s Will, with a property in Mumbles which is to be sold. The bungalow is unregistered at HMLR and I'm advised that some buyers solicitors will insist that it is done before they will move forward. What's the procedure for this?

In the situation that you have set out it seems prudent to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.