I require conveyancing for a flat in a relatively new development (seven years built) in Narberth. Almost all the appartments are already sold. Do I need carry out the conveyancing searches as part of conveyancing in Narberth?
You are putting yourself at risk in failing carrying out Narberth conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would absolutely advise in the strongest possible terms that you have them. Where timings and cost are primary issues you should consider with your solicitor about the viability of search insurance
We're in Narberth, FTBs buying with a mortgage (lender is Barclays , and our lawyer is on the Barclays conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Barclays conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Have just purchased a repossessed house at auction in Narberth. Conveyancing is necessary. What is next?
Given that you have now to all intents and purposes signed on the dotted line you should choose a conveyancing solicitor soon as you will have a fast approaching deadline in which to complete the conveyancing. An auction property will have an associated auction set of papers. This will include evidence of title and search results. Where you are dealing with leasehold property the legal papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You must give this to the solicitor instructed by you as soon as possible. You also need to ensure that you have funds in place to complete the transaction on the set completion date.
We are purchasing a detached bungalow in Narberth. The intention is to carry out an extension to the side at the property.Will the conveyancing process involve enquiries to determine if these alterations are permitted?
Your conveyancer will check the registered title as conveyancing in Narberth can on occasion identify restrictions in the title deeds which prohibit categories of changes or require the consent of a 3rd party. Some works call for local authority planning permissions and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Narberth bank branch on numerous occasions and was told it wasn't an issue and they will lend. My Narberth conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the conveyancer is on the bank approved list, they must follow the Council of Mortgage Lenders’ Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I require quick conveyancing in Narberth as I am faced with a deadline to exchange contracts in less than 4 weeks. Fortunately I do not require a mortgage. Can I escape the need for conveyancing searches to save fees and time?
As you are not obtaining a home loan you are at liberty not to do searches although no conveyancer would suggest that you don't. With plenty of history conveyancing in Narberth the following are examples of what can be revealed and adversely affect the marketability of the property: Enforcement Actions, Overdue Fees, Overdue Grants, Road Schemes,...
Are there restrictive covenants that are commonly identified during conveyancing in Narberth?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Narberth. 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…’