I am assisting my niece sell her flat in Whitland. Will the conveyancing solicitor arrange the energy performance certificate or should I organise this?
Following the demise of Home Information Packs, EPC’s was retained a compulsory component of selling a property. An energy assessment needs to be to hand before the property is marketed. This is not as aspect of the sale process that conveyancers ordinarily arrange. If you are using a Whitland conveyancing practitioner they might help arrange energy assessments given their relationships with reputable Whitland assessors
We are getting the release of further monies on our home loan from HSBC as we intend to conduct a loft conversion to our property in Whitland. Are we obliged to appoint a high street Whitland solicitor on the HSBC conveyancing panel to deal with the paperwork?
HSBC don't usually appoint firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC list.
Intending to buy a house in Whitland. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Whitland solicitor is on the Nottingham conveyancing panel.
Will commercial conveyancing searches disclose planned roadworks that may affect a commercial property in Whitland?
Its becoming the norm that commercial conveyancing solicitors in Whitland will conduct 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 Whitland. 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 Whitland.
For every commercial conveyancing transaction in Whitland it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may result in delays to Whitland commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Whitland.
My wife and I have a 4 bedroom Edwardian property in Whitland. Conveyancing lawyer acted for me and Virgin Money. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Whitland and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with your conveyancing lawyer who conducted the work.
I'm buying my first flat in Whitland benefiting from help to buy. The developers refused to budge the price so I negotiated £7000 of extras instead. The estate agent told me not inform my conveyancer about the extras as it could jeopardize my mortgage with the bank. 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.
The financial adviser has suggested using their lawyer for my conveyancing in Whitland - Surely it’s better to just instruct them?
You need to establish if the estate agent is recommending a conveyancing practitioner or introducing to a conveyancing practitioner. There are plenty of Whitland selling agents who recommend two or three Whitland conveyancing firms purely based on those lawyers offering a great service.