I require conveyancing for an apartment in a relatively new development (seven years built) in Rise Park. The vast majority the flats are already disposed of. Is it strictly necessary to order local searches as part of conveyancing in Rise Park?

You would be opening yourself up to an unnecessary risk in not carrying out Rise Park 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 without a mortgage there is no legal necessity to have them, but we would seriously advise in no uncertain terms that you have them. Where accelerating the process and cost are primary concerns you should consider with your lawyer about the options such as indemnity insurance available to you

I am buying my first flat in Rise Park with a mortgage from Aldermore. The sellers refused to move on the amount so I negotiated £7000 of extras instead. The property agent advised me not inform my conveyancer about this extras as it will put at risk my loan with the bank. Should I keep quiet?.

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.

I am looking for a ground for flat up to £195,000 and found one near me in Rise Park I like with amenity areas and station in the vicinity, the downside is that it's only got 49 years unexpired on the lease. There is not much else in Rise Park suitable, so just wondered if I would be making a mistake buying a short lease?

If you need a mortgage the remaining unexpired lease term will be a potential deal breaker. Discount the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.

In my capacity as executor for the will of my grandmother I am selling a property in Neath but I am based in Rise Park. My lawyer (who is 250 kilometers from merequires that I sign a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing practitioner in Rise Park to attest this legal document for me?

strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are located in Rise Park

I am the proprietor of a ground flat in Rise Park. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the amount payable for a lease extension?

Absolutely. We can put you in touch with a Rise Park conveyancing firm who can help.

An example of a Lease Extension case for a Rise Park residence is Flat b 14 Kemble Road in May 2014. The Tribunal assessed the value of the premium payable for the lease extension to be £9,761 This case was in relation to 1 flat.

Are there common defects that you witness in leases for Rise Park properties?

Leasehold conveyancing in Rise Park is not unique. All leases are drafted differently and drafting errors can sometimes mean that certain clauses are missing. The following missing provisions could result in a defective lease:

Service charge per centages that don't add up correctly leaving a shortfall

You will have a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Barclays , The Mortgage Works, and Alliance & Leicester all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the purchaser to withdraw.