I have given 8 weeks notice to my existing landlord and have to be out of my rented property in Gilwern by 29/1/2025. Conveyancing on my purchase is underway. How realistic is it to complete in 5 weeks as I wish to avoid having to move into short term accommodation?

Generally one should not serve notice on a rental unless your lawyer suggests that you should. If you have not previously done so, contact to your conveyancer and request that they seek the assistance the other solicitors, try to an agreed time frame that everyone will look towards

Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Gilwern. My lender is Virgin

Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 18/12/2024, the requirements read as follows :

A colleague pointed out to me me that in buying a property in Gilwern there may be various restrictions affecting the ability to carry out external alterations to the property. Is this right?

There are anumerous of properties in Gilwern which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Gilwern should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Is it the case that all Gilwern CQS (Conveyancing Quality Scheme) solicitors are on the Nottingham conveyancing list of approved firms?

A selection of lenders now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.

About to purchase house in Gilwern. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Leeds Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Gilwern solicitor is on the Leeds Building Society conveyancing panel.

Will commercial conveyancing searches reveal proposed roadworks that may affect a commercial premises in Gilwern?

Many commercial conveyancing solicitors in Gilwern will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Gilwern. The search result provides definitive information 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 Gilwern.

For each commercial conveyancing transaction in Gilwern 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 could cause delays to Gilwern commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Gilwern.

I am purchasing my first flat in Gilwern benefiting from help to buy. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not disclose to my lawyer about the side-deal as it could adversely affect my mortgage with TSB. Do I keep my lawyer in the dark?.

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.