Have just purchased a probate house at auction in Lamorbey. Conveyancing is necessary. What happens now?

Having exchanged you must hire the services of a conveyancing lawyer quickly as you will have a pending a fixed date to complete the conveyancing. All auction property should have a bespoke auction pack. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the auction papers should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to a leasehold property. You must give this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that you have funds organised to complete the transaction on the set completion date.

We are buying a end of terrace house in Lamorbey. We would like to carry out an extension to the side at the property.Will the conveyancing process include enquiries to ascertain if these works are allowed?

Your property lawyer will review the registered title as conveyancing in Lamorbey can on occasion identify restrictions in the title documents which prevent categories of changes or require the consent of another owner. Some extensions call for local authority planning consent and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these issues with a surveyor before you commit yourself to a purchase.

I am due to exchange contracts on my house. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Principality are being a right pain. The Lamorbey solicitor who is on the Principality conveyancing panel is saying indemnity insurance will be fine but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?

It is probably the case that Principality have referred the matter to their valuer. The reason why Principality 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.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Lamorbey?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Lamorbey. 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…’

How does conveyancing in Lamorbey differ for newly converted properties?

Most buyers of new build premises in Lamorbey contact us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is built. This is because developers in Lamorbey tend to purchase the real estate, 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 conveyancing solicitors 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 used to new build conveyancing in Lamorbey or who has acted in the same development.

I have been pointed in your direction by a few selling agents in Lamorbey to select a property lawyer on your site. What’s the financial incentive for Estate Agents to recommend your site over a competitor’s?

We refuse to give any referral fee for pointing buyers and sellers our way. We found it would be just too difficult a fee as members of the public would think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.

I am considering appointing an online conveyancing practitioner ahead of a Lamorbey conveyancing practice. Am I making a mistake?

There are advantages of having the opportunity to pop in to a local Lamorbey conveyancing solicitor for instance

• signing papers same day
• sometimes being able to speak to someone face-to-face can make a huge difference, particularly for non-standard transactions
• the ability to raise concerns if things go pear-shaped

When analysing fees, look carefully for hidden extras. Most decent Lamorbey high street solicitors give an all-inclusive price. Many online agents seem to offer cheap prices, but have hidden 'extras' in the fine print.