My bid for a property was accepted at auction in Llansamlet. Conveyancing is required. What is next?

Given that you have now legally committed yourself to purchase you now have to find a conveyancing lawyer soon as you now have a tight a drop dead date to complete the property. All auction property will ordinarily have a bespoke auction set of papers. This should include evidence of title and search results. If you have purchased leasehold premises the legal pack should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to a leasehold property. You must give this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that you have funds in order to complete on the on the contractual date .

Is it correct that all Llansamlet CQS (Conveyancing Quality Scheme) solicitors are on the Clydesdale conveyancing panel?

A selection of banks and building societies now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.

My wife and I are in the throws of viewing houses in Llansamlet and I am now considering a potential offer. Should I already have a property lawyer appointed at this stage? I will be getting a mortgage with Nottingham.

It would be sensible to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. Given that you are taking out a mortgage with Nottingham, make sure you remember to check that your lawyer is on the Nottingham conveyancing panel.

I am purchasing my first flat in Llansamlet with the aid of help to buy. The builders refused to move on the price so I negotiated 6k of fixtures and fittings instead. The property agent told me not disclose to my solicitor about this side-deal as it could affect my loan with Yorkshire Building Society. Should I keep quiet?.

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 last month in what was supposed to be a quick, chain free conveyancing. Llansamlet is where the house is located. Can you offer any assistance?

Flying freeholds in Llansamlet are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llansamlet you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llansamlet 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.

What are your top tips when it comes to finding a Llansamlet conveyancing firm to deal with our lease extension?

When appointing a solicitor for your lease extension (regardless if they are a Llansamlet conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We advise that you talk with several firms including non Llansamlet conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be of use:

Can they put you in touch with clients in Llansamlet who can give a testimonial?

I invested in buying a 1 bedroom flat in Llansamlet, conveyancing formalities finalised 4 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Llansamlet with an extended lease are worth £171,000. The average or mid-range amount of ground rent is £50 per annum. The lease finishes on 21st October 2103

With only 79 years unexpired the likely cost is going to be between £7,600 and £8,800 as well as costs.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.

I need to switch lawyers as my Llansamlet lawyer is not on the mortgage company's approved list of conveyancing solicitors. Is it practical to instruct different lawyers?

In the event that you have not formally instructed a solicitor to start work and at this stage simply received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Llansamlet that you're thinking of instructing.