I am selling my apartment in Saltney. Does the conveyancer have to be on the Bank of Ireland conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Bank of Ireland conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently currently.
Should commercial conveyancing searches disclose impending roadworks that could impact a commercial site in Saltney?
Many commercial conveyancing solicitors in Saltney will carry out a SiteSolutions Highways report as it reduces the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Saltney. The report 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 Saltney.
For every commercial conveyancing transaction in Saltney it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to Saltney commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Saltney.
How does conveyancing in Saltney differ for new build properties?
Most buyers of new build property in Saltney contact us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because new home sellers in Saltney usually buy 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 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 accustomed to new build conveyancing in Saltney or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what should have been a straight forward, chain free conveyancing. Saltney is where the house is located. Can you offer any guidance?
Flying freeholds in Saltney are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Saltney you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Saltney may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
New build sellers have put forward a property lawyer and I've received a quote from them. They are nearly £300 less expensive than my family Saltney property lawyer. Should I use them?
Housebuilders frequently have lists of conveyancers who are quick and who know the developer’s contract and solicitor. As many developers offer an inducement to select a preferred lawyer for this reason, any increased charges can be avoided and a developer will not suggest a conveyancing factory and run the risk of having the transaction delayed when they demand an exchange in 28 days. The argument for not opting for the suggested conveyancing practitioner is that they may prove hesitant to fight for your interests at the risk of upsetting the developer. Where you have concerns that this may be the situation you should stick with your local Saltney conveyancing practitioner.