Will commercial conveyancing searches reveal proposed roadworks that could impact a commercial estate in Wakefield?
Many commercial conveyancing solicitors in Wakefield will execute a SiteSolutions Highways report as it reduces the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Wakefield. The report provides definitive data 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 Wakefield.
For each commercial conveyancing transaction in Wakefield it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to Wakefield commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Wakefield.
Despite weeks of looking the Title Certificate and documents to our property are lost. The conveyancers who handled the conveyancing in Wakefield 4 years ago are no longer around. What are my options?
These day there are copies made of almost everything, and your conveyancer should be aware exactly where to look for all the appropriate documentation so you may purchase or sell your property without a hitch. If copies can’t be found, your conveyancer may be able to arrange cover in the form of insurance or indemnities against future claims on your property.
I'm buying a new build house in Wakefield benefiting from help to buy. The sellers refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep told me not disclose to my solicitor about this side-deal as it would put at risk my mortgage with Clydesdale. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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 own a leasehold flat in Wakefield. Conveyancing and The Royal Bank of Scotland mortgage are in place. I have received a letter from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1993. The conveyancing practitioner in Wakefield who previously acted has now retired. Do I pay?
The first thing you should do is make enquiries of HMLR to make sure that this person is in fact the new freeholder. You do not need to incur the fees of a Wakefield conveyancing firm to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I own a leasehold flat in Wakefield, conveyancing having been completed in 2006. Can you work out an approximate cost of a lease extension? Equivalent properties in Wakefield with over 90 years remaining are worth £227,000. The ground rent is £50 per annum. The lease comes to an end on 21st October 2090
With just 72 years remaining on your lease we estimate the price of your lease extension to range between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.
My nephew is just in the process of moving house, he had his mortgage in principle. After the offer was accepted on flat we called the lender to progress the mortgage application. We were shocked to learn that banks do not accept all conveyancing practitioner, they have to be on a list, is this correct?
Banks normally restrict either the type or the number of conveyancing solicitors on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Wakefield conveyancer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.