I am need of leasehold conveyancing for a flat in a relatively new development (seven years built) in Binfield. 95% of the properties have already been sold. Do I need carry out the neighbourhood searches for my conveyancing in Binfield?
You would be taking a significant risk in not carrying out Binfield 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 mortgage free there is no legal requirement to have them, but we would strongly advise in no uncertain terms that you have them. If accelerating the process and cost are top of your issues you should consider with your conveyancer about the options such as contingency insurance available to you
We wanted to use a property lawyer in Binfield for our house move. Our financial adviser has since advised us that our mortgage company Santander won't deal with them. Why is this not regarded as unduly restrictive?
Lenders in the main restrict either the type or the volume of conveyancing practices on their member panel. A common example of such restriction(s) being that a firm must have two or more partners. As well as restricting the profile of firm, a few lenders have limited the amount of firms they use to represent them. Be aware that Santander have no responsibility for the quality of advice provided by any member of Santander Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago even though there are differing opinions regarding the level of solicitor involvement in some of that fraud. Statistics from the Land Registry indicate that plenty of law firms, including some in or near Binfield only execute very few conveyances per annum.
Do commercial conveyancing searches disclose planned roadworks that could impact a commercial estate in Binfield?
Many commercial conveyancing solicitors in Binfield will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Binfield. The search result sets out 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 Binfield.
For every commercial conveyancing transaction in Binfield it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Binfield commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Binfield.
My wife and I have a semi-detached Georgian property in Binfield. Conveyancing solicitor represented me and Barclays . I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold under the matching address. I thought I was buying a freehold how can I check?
You should read 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 Binfield 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 position with your conveyancing lawyer who completed the work.
As co-executor for the will of my aunt I am disposing of a residence in Neath but live in Binfield. My conveyancer (who is 250 kilometers awayhas requested that I sign a statutory declaration before completion. Can you recommend a conveyancing lawyer in Binfield to witness this legal document for me?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are Binfield based
Should local authority consent be needed to change a single dwelling into multiple flats in Binfield? This has taken place to a property adjacent to a friend in Binfield and was unaware of the conversion until it was done.
Planning Permission yes. Building Regulations yes.