As someone unfamiliar with the Pontarddulais conveyancing process what is your top tip you can impart concerning the house moving process in Pontarddulais
You may not hear this from too many lawyers but conveyancing in Pontarddulais or throughout England and Wales is an adversarial experience. In other words, when it comes to conveyancing there is an abundance of room for friction between you and other parties involved in the ownership transfer. For example, the vendor, property agent and on occasion your mortgage company. Appointing a solicitor for your conveyancing in Pontarddulais is a critical decision as your conveyancer is your adviser, and is the ONLY party in the process whose responsibility is to protect your best interests and to keep you safe.
We are witnessing a distinct ongoing adversarial element to conveyancing- someone has to be blamed for the process being so protracted. We recommend that you your first instinct should be to trust your conveyancer above all other players when it comes to the legal assignment of property.
Should our solicitor be raising questions about flooding during the conveyancing in Pontarddulais.
Flooding is a growing risk for solicitors conducting conveyancing in Pontarddulais. There are those who purchase a house in Pontarddulais, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not qualified to offer advice on flood risk, but there are a number of checks that can be initiated by the purchaser or by their lawyers which should give them a better understanding of the risks in Pontarddulais. The conventional set of completed inquiry forms sent to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the owner to discover if the property has ever been flooded. In the event that flooding has previously occurred which is not disclosed by the owner, then a buyer may issue a legal claim for losses stemming from an inaccurate response. A buyer’s conveyancers may also commission an enviro report. This should indicate whether there is a recorded flood risk. If so, more detailed inquiries will need to be made.
2 months have elapsed following my purchase conveyancing in Pontarddulais completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Pontarddulais differ for new build properties?
Most buyers of new build property in Pontarddulais approach us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is constructed. This is because house builders in Pontarddulais usually purchase 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 conveyancing solicitors 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 Pontarddulais or who has acted in the same development.
18 days into a sale of a flat in Pontarddulais. Conveyancing is fine but we are being charged an extortionate amount from the freeholder. To date we have issued a cheque for £268 for a leasehold management information and then a further £117.20 for supplemental queries supplied by the buyers property lawyer.
Your solicitor will unlikely have any say over the level of the bill for this information however the average costs for the information for Pontarddulais leasehold premises is £355. When it comes to Pontarddulais conveyancing sales it is standard for the seller to pay for these charges. The freeholder or their agents are under no legal obligation to address these questions most will agree to do so - albeit often at high prices disproportionate to the work involved. Unfortunately there is no legislation that mandates set charges for administrative tasks. Neither is there any legal time frame by which they are obliged to issue the information.