At what point does exchange of contracts happen for sale conveyancing in Narberth and am I required to be at the conveyancers branch?
If you are local to our conveyancing solicitors in Narberth you are welcome to come in to sign the paperwork. That being said, the law practices we work with offer countrywide coverage for conveyancing and provide just as diligent and professional a job for you when dealing with you electronically. The signing of the sale agreement is not when everything is set in stone. A signed contract is necessary for the solicitor to address the formalities at the suitable time, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Narberth)to be in the office at the appropriate time.
Are there restrictive covenants that are commonly identified as part of conveyancing in Narberth?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property 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…’
Over the last few months I have been searching for a ground for flat up to £195,000 and found one close by in Narberth I like with a park and transport links in the vicinity, however it's only got 49 years on the lease. There is not much else in Narberth suitable, so just wondered if I would be making a mistake buying a lease with such few years left?
If you need a home loan the remaining unexpired lease term will be a potential deal breaker. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
What makes your site different to other online quote calculators for conveyancing in Narberth?
At this site obtain an accurate costs illustration via a Solicitor or Licensed Conveyancer that has a full understanding of the nuances of your conveyancing in Narberth. As opposed to estate agents and many comparison sites we do not have commission arrangements with solicitors. A large number of agents and online brokers 'recommend' the firm paying the highest kickback, rather than the best value conveyancing in Narberth
I happen to be an executor of my recently deceased mother’s Will, with a property in Narberth which will be marketed. The bungalow has never been registered at the Land Registry and I'm advised that some estate agents will insist that it is in place before they will move forward. What's the mechanism for this?
In the circumstances that you have set out it seems advisable to apply 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 official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.