I am not in a position to travel far from Whitland. Is there a reason why all Whitland property lawyers aren't automatically on all mortgage company panels?
Pre- 2008 most lenders demonstrated an approach to risk which is different than today. The FSA in 2010 conducted a thematic review into mortgage fraud which concluded: know the property lawyers on your panel. Consequently, banks have subsequently looked to extract more data from law firms concerning their operations and the staff who work for them and set certain criteria such as completing a minimum volume of transactions. Hundreds of law practices have been excluded from lender panels even though they had 100% healthy track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms were never going to meet the minimum volume of transactions the lenders set.
What is your number one tip for finding a conveyancing solicitor in Whitland
It would be unwise to be tempted by the lowest Whitland conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
Can you point me to a directory of Coventry BS panel solicitors in Whitland on the Building Society Association’s Website?
No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. A small selection of banks make their panel listings visible online. Where you are seeking to appoint a Whitland lawyer on the Coventry BS please use our facility.
I am due to exchange contracts on my house. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, RBS are being problematic. The Whitland solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.
Will commercial conveyancing searches reveal planned roadworks that could affect a commercial estate in Whitland?
Its becoming the norm that commercial conveyancing solicitors in Whitland will conduct a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Whitland. 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 Whitland.
For every commercial conveyancing transaction in Whitland it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can result in delays to Whitland commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Whitland.
Just had an offer accepted on a new build flat in Whitland. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Whitland
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Please supply a car parking plan. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please confirm the Lease plans are surveyor prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
In what way can the Landlord & Tenant Act 1954 impact my business premises in Whitland and how can you help?
The particular law that you refer to provides protection to business leaseholders, granting the dueness to apply to court for a renewal tenancy and continue in occupation when the lease reaches an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and handle your commercial conveyancing in Whitland
Due to exchange soon on a leasehold property in Whitland. Conveyancing solicitors have said that they will have a report out to me next week. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Whitland should include some of the following:
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Responsibility to repair and maintain the building. It is essential for you to know who is duty bound to repair and maintenance of all parts of the block and communal areas Repair and maintenance of the flat Your solicitors should enable you to have an understanding of the building insurance obligations Rent payments - what is payable and when is collected, and also know whether this is subject to change What remedies are open the freeholder should you have contravened the provisions of the lease?
Whitland Conveyancing for Leasehold Flats - Sample of Queries Prior to buying
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Most Whitland leasehold apartments will be liable to pay a service bill for maintenance of the building invoiced by the management company. If you purchase the flat you will have to pay this contribution, usually periodically during the year. This could be anything from a couple of hundred pounds to thousands of pounds for buildings with lifts and large communal areas. There will also be a rentcharge for you to pay yearly, this is usually not a significant figure, say around £25-£75 but you should to check it because sometimes it could be many hundreds of pounds. Are any of leasehold owners in arrears of their service charge payments? What is the name of the managing agents?