My husband and I are purchasing a newly constructed duplex in New Quay and my lawyer is informing me that she has to the bank to disclose incentives from the seller. I am nearing the developer’s deadline to sign contracts and my preference is not to prolong the conveyancing. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
As a first time buyer what is the most important number one tip you can give me concerning purchase conveyancing in New Quay?
You may not hear this from too many lawyers but conveyancing in New Quay or throughout England and Wales is an adversarial process. Put another way, when it comes to conveyancing there exists plenty of room for confrontation between you and other parties involved in the house moving process. For example, the seller, property agent and sometimes your bank. Selecting a law firm for your conveyancing in New Quay an important selection as your conveyancer is your adviser, and is the ONLY party in the legal process whose role it is to protect your legal interests and to keep you safe.
Every so often a third party with a vested interest will attempt to sway you that you should follow their advice. For example, the property agent may claim to be helping by suggesting your lawyer is wrong. Or your financial adviser may advise you to do take action that is contrary to your solicitors advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
I am close to exchanging contracts on the sale of our property in New Quay and according to the buyers it appears that there is a risk of it being built on contaminated land. Any high street New Quay lawyer would know that there is no such problem. It does beg the question why the buyers are using an internet conveyancing firm rather than a conveyancing solicitor in New Quay. We have lived in New Quay for 5 years we know of no issue. Should we contact our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing lawyer already. What do they say? You should enquire of 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 ailment)
How does conveyancing in New Quay differ for new build properties?
Most buyers of new build residence in New Quay contact us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is built. This is because builders in New Quay typically purchase the land, 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 conveyancers 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 used to new build conveyancing in New Quay or who has acted in the same development.
In my capacity as executor for the estate of my grandfather I am disposing of a property in Cardiff but I am based in New Quay. My lawyer (approximately 260 kilometers awayneeds me to sign a stat dec before completion. Could you suggest a conveyancing solicitor in New Quay who can attest this legal document for me?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are located in New Quay