I am getting a mortgage with Nat West. My intention is to retain the legal services of a Licensed Conveyancer in New Invention. Does the Nat West Solicitor panel allow for conveyancers regulated by the CLC?

The Nat West approved solicitor list is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

Do commercial conveyancing searches disclose proposed roadworks that could affect a commercial premises in New Invention?

Many commercial conveyancing solicitors in New Invention will carry out 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 New Invention. The report provides 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 New Invention.

For each commercial conveyancing transaction in New Invention it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to New Invention 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 New Invention.

I bought my house on 5 February and the transaction details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in New Invention expressed confidence that it will be registered in less than a month. Are titles in New Invention uniquely lengthy to register?

As far as conveyancing in New Invention registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can differ according to who lodges the application, whether there are errors and whether the Land registry communicate with any other parties. As of today approximately three quarters of submission are fully dealt with in less than three weeks but some can be subject to longer hold-ups. Historically registration is effected after the new owner is living at the premises thus an expedited registration is not usually top priority yet if there is a degree of urgency associated with the registration then you or your solicitor must communicate with the Registry to express the reasoning for an expedited registration.

I am hoping to put an offer on a small detached house that seems to be perfect, at a reasonable price which is making it all the more appealing. I have just been informed that the title is leasehold as opposed to freehold. I am assuming that there are issues buying a house with a leasehold title in New Invention. Conveyancing advisers have not yet been instructed. Will they explain the issues?

The majority of houses in New Invention are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. It is clear that you are buying in New Invention so you should seriously consider shopping around for a New Invention conveyancing solicitor and check that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as obtaining the freeholder’spermission to conduct alterations. It may be necessary to pay a maintenance charge towards the maintenance of the estate where the house is part of an estate. Your lawyer will advise you fully on all the issues.

New Invention Conveyancing for Leasehold Flats - Examples of Questions you should ask before Purchasing

What is the service charge and ground rent on the property? It would be sensible to enquire if there are any onerous restrictions in the lease. By way of example it is reasonably common in New Invention leases that pets are not allowed in in a block in New Invention. If you love the propertyin New Invention yet your cat is not allowed to make the move with you then you will be faced difficult choice. Its a good idea to discover as much as possible regarding the company managing the block as they will either make life much simpler or problematic. Being a leasehold owner you will be in the clutches of the managing agents both financially and when it comes to daily matters such as the cleanliness of the common parts. Enquire of other tenants what they think of them. Finally, find out the dates that the service fees are due to the managing agents and precisely what you get for your money.

What is the reason for new build conveyancing in New Invention being more expensive?

Purchasing a new build premises is significantly distinct from the standard house purchase conveyancing in New Invention. For a start housebuilders normally demand contracts to exchange within a tight deadline, so there is a a great deal of pressure on your conveyancer to ensure all is in order. Furthermore new build properties frequently involve the checking of adoption of highways, drains, planning considerations, building warranties or architects certificates. Mortgage lender obligations are also more demanding. Due to the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.