My wife and I are downsizing from our home in Sketty and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A high street Sketty lawyer would know that there is no such problem. It does beg the question why the buyers are using a national conveyancing outfit rather than a conveyancing solicitor in Sketty. Having lived in Sketty for 4 years we know of no issue. Should we contact our local Authority to seek clarification that there is no issue.
It sounds as though you may have a conveyancing lawyer already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I'm purchasing a new build house in Sketty with a mortgage from Aldermore. The builders would not budge the price so I negotiated 6k of extras instead. The house builders rep advised me not reveal to my solicitor about this extras as it will put at risk my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. Sketty is the location of the property. Can you offer any assistance?
Flying freeholds in Sketty are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Sketty you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sketty may decide 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 premises.
How can the Landlord & Tenant Act 1954 affect my business property in Sketty and how can your lawyers assist?
The 1954 Act gives a safeguard to commercial leaseholders, granting the right to apply to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Sketty is one of our hundreds of areas of the UK in which the firms we work with have offices
I need to appoint a conveyancing solicitor for some conveyancing in Sketty. I have stumble across a web site which looks to be the perfect answer If there is a chance to get all the legals done via phone that would be preferable. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I acquired a property in Sketty last 15/3/2024 and to date it is still not recorded with the Land Registry. It was part of a development site and my solicitor told me that it can take 12 months to register. I have called HMLR directly and they have informed me the original application was cancelled due to questions not being addressed in time. Do I need to be concerned?
It is your lawyer that you really need to contact in order to satisfy any concerns which have been raised as part of the registration formalities for your Sketty property. Normal Sketty conveyancing practice includes an undertaking on the part of the vendor’s conveyancer that they will assist in resolving any requirements raised by HMLR so it may be a case of seeking to enforce that undertaking if necessary.