I am need of leasehold conveyancing for an apartment in a fairly new development (five years old) in Chew Magna. Almost all the properties are already sold. Is it really necessary to order neighbourhood searches as part of conveyancing in Chew Magna?
A big part of the Chew Magna conveyancing process is the conveyancing searches. There are a large number of companies who offer Chew Magna conveyancing searches, as well straight from the local authority. These are generally termed personal search organisation due to them carrying out, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must obtain their information from the local authoritative source.
I am the single recipient of my late mum's estate and I have everything in my name now, including the my former home in Chew Magna. Conveyancing formalities meant that the Land Registry date was in December. I want to move. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship may be considered the same way as though I had purchased the property in December. Do I have to wait half a year to sell?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. How practical a view mortgage companies take of it, depend on the mortgage company as this requirement chiefly exists to identify the purchase and immediately sell or the flipping of property.
My wife and I are in the process of looking at apartments in Chew Magna and I am about to put in an offer. Should I already have a property lawyer in place at this stage? I am planning to take a mortgage with UBS.
You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. Given that you are taking out a mortgage with UBS, ask your prospective lawyers if they are on the UBS conveyancing panel otherwise they can't do the mortgage legal work.
I have instructed a Chew Magna solicitor having made sure that they are on the Nationwide conveyancing panel. Does my lawyer arrange the survey of the property?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Chew Magna surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
How does conveyancing in Chew Magna differ for newly converted properties?
Most buyers of new build residence in Chew Magna contact us having been asked by the builder to sign contracts and commit to the purchase even before the premises is ready to move into. This is because developers in Chew Magna tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Chew Magna or who has acted in the same development.
I was advised by a number of selling agents in Chew Magna to select a solicitor on your site. Is there a financial advantage for Estate Agents to promote your services over and above a competitor’s?
We don’t make any commission for pointing buyers and sellers in our direction. We found it would be just too difficult to pay a commission as home movers will think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
As co-executor for the will of my grandmother I am disposing of a house in Monmouth but live in Chew Magna. My solicitor (based 235 kilometers from mehas requested that I execute a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing lawyer in Chew Magna who can attest this legal document for me?
Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are located in Chew Magna