Is it realistic for conveyancing in Pentwyn to be completed in 10 days?

Where the seller is applying a tight deadline for your conveyancing we would recommend that your lawyer is familiar with the location as they will make use of local connections and know-how. It is possible that they would have transacted otherhouses in the same street. You would be best advised to use a Pentwyn conveyancing solicitor. In addition, double check that the lawyer is on the lender panel. It is said that just under twenty per cent of Pentwyn conveyancing deals are delayed or derailed after discovering a purchaser’s conveyancer was not on their mortgage lender’s member panel. This can often result in the conveyancing being held up by as much as three weeks. It is believed that this issue impacts approximately one hundred thousand home sales every year. Almost all Pentwyn conveyancing practices can not act for certain lenders so do check at the outset.

Should commercial conveyancing searches reveal impending roadworks that may impact a commercial property in Pentwyn?

Many commercial conveyancing solicitors in Pentwyn will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Pentwyn. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Pentwyn.

For each commercial conveyancing transaction in Pentwyn it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can cause delays to Pentwyn commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Pentwyn.

I'm purchasing my first flat in Pentwyn with a loan from Birmingham Midshires. The builders would not move on the price so I negotiated £7000 of additionals instead. The property agent advised me not disclose to my solicitor about this extras as it will put at risk my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

We are a couple of weeks into a freehold purchase having been directed to a firm by the high street agent to do our conveyancing in Pentwyn. I am not happy. Can you you assist me in finding new solicitors?

They would need to be really bad to suggest diss instructing them. Has the loan offer been sent? In the event that it has you must advise them of the replacement solicitor and get the mortgage documents are issued to the new lawyers. The conveyancer should be on the banks panel to avoid added charges and delays. That should be your starting point. Our search tool will help you find a lender approved solicitor for your conveyancing in Pentwyn

The solicitors handling our conveyancing in Pentwyn has sent papers to review that reveal that the land is unregistered with epitome documents. Surely all properties in Pentwyn should be registered?

Most property in Pentwyn is registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Many Pentwyn conveyancing practitioners should be familiar with this type of conveyancing but if any uncertainty exists the conventional advice these days is for the vendor’s solicitor to register it first and thereafter sell - this will predictably cause a prolonged conveyancing.