My partner and I are purchasing a newly constructed apartment in Resolven and my conveyancer is telling me that she has to the mortgage company to reveal incentives from the seller. I am on a tight deadline to exchange contracts and I don't want to delay matters. Is my lawyer right?
You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
My relative advised me that where I am purchasing in Resolven I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally included in the estimate for your Resolven conveyancing searches. It is a large report of about 40 pages, listing and detailing significant information about Resolven around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Resolven Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Resolven Education with plans and statistics, Local Amenities and other useful information regarding Resolven.
How does conveyancing in Resolven differ for newly converted properties?
Most buyers of new build or newly converted property in Resolven contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is constructed. This is because new home sellers in Resolven tend to purchase 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 conveyancers 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 Resolven or who has acted in the same development.
In what way does the Landlord & Tenant Act 1954 impact my commercial offices in Resolven and how can your lawyers assist?
The 1954 Act gives security of tenure to commercial tenants, giving them the right to make a request to court for a continuation of occupancy when the lease comes to an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Resolven is one of our hundreds of areas of the UK in which our lawyers are based
I am an executor of my recently deceased mum’s Will, with a house in Resolven which will be sold. The property has never been registered at the Land Registry and I'm told that some purchasers will insist that it is done before they will proceed. What's the mechanism for this?
In the circumstances you refer to it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.