I am purchasing a property for cash in Pontardawe. I have resided for the previous 20 years in Pontardawe. Conveyancing searches are exorbitant. Given that I have knowledge of the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?
In the absence of a home loan, then the vast majority of the Pontardawe conveyancing searches are optional. Your solicitor will ’encourage you, no-doubt strongly, that you should have searches carried out, but she is duty bound to take that path of guidance. One thing to take into account; if you are intend to dispose of the house one day, it may be of interest to your future buyer what the searches reveal. Sometimes houses with functional issues can still throw up unexpected search results. A good conveyancing solicitor in Pontardawe will be able to give you some sensible advice here.
We previously chose conveyancers with offices in Pontardawe on the Bank of Ireland solicitor approved list. They are now charging me a further charge for the legal aspects of the Bank of Ireland mortgage. Is this an additional conveyancing fee set by Bank of Ireland?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancer may charge a fee for this. The fee is not dictated by Bank of Ireland but by your Pontardawe lawyer. Numerous firms on the Bank of Ireland panel will quote an ‘acting for lender’ fee and others do not.
I am due to exchange contracts on my flat. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, UBS are being difficult. The Pontardawe solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My offer was accepted on a property in Pontardawe on 4/4/2024, valuation was booked 4 days after, received a clean bill of health. Conveyancer instructed, so all that was missing was my mortgage offer. Having made daily calls to Lloyds and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Lloyds conveyancing panel. Are Lloyds entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Lloyds to deal with your lawyer's application to be on the Lloyds conveyancing panel. There's no guarantee that your solicitor will be accepted.
Should commercial conveyancing searches reveal impending roadworks that may impact a commercial property in Pontardawe?
Its becoming the norm that commercial conveyancing solicitors in Pontardawe will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Pontardawe. The report provides 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 Pontardawe.
For every commercial conveyancing transaction in Pontardawe it is critical 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 Pontardawe commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Pontardawe.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Pontardawe?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Pontardawe. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Pontardawe is the location of the property. What do you suggest?
Flying freeholds in Pontardawe are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Pontardawe you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pontardawe may ascertain 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.
Are you able to explain what options are available to me where my Pontardawe conveyancing searches reveals detrimental results?
Usually, almost all problems that arise in Pontardawe conveyancing search results can be dealt with in advance of completion or indemnity insurance can be obtained. It is important to note that even though you intend on buying the property and may be willing to accept the search results, your building society or bank may not, and ultimately have the final decision.