We're in Bassaleg, First timers buying with a mortgage (lender is TSB , and our solicitor is on the TSB conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the TSB conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

Should commercial conveyancing searches reveal impending roadworks that may impact a commercial property in Bassaleg?

Its becoming the norm that commercial conveyancing solicitors in Bassaleg will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Bassaleg. The report sets out 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 Bassaleg.

For every commercial conveyancing transaction in Bassaleg 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 result in delays to Bassaleg commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Bassaleg.

I completed on my home on 8 August and my personal details is yet to be registered. Need I be worried? My conveyancing solicitor in Bassaleg expressed confidence that it will be formalised inside ten days. Are transfers in Bassaleg particularly slow to register?

As far as conveyancing in Bassaleg registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timeframes can adjust depending on who lodges the application, whether there are errors and if the Land registry must send notices to any interested persons or bodies. As of today in the region of three quarters of submission are fully addressed in less than three weeks but some can be subject to extensive hold-ups. Registration occurs once the buyer is living at the premises so registration formalities is not typically an essential issue yet if there is a degree of urgency associated with the registration then you or your conveyancer should communicate with the Registry to express the reasoning for an expedited registration.

I was recommended by a few selling agents in Bassaleg to choose a solicitor using your seach tool. Is there a financial incentive for Estate Agents to offer your services over and above a competitor’s?

We refuse to offer any commission for directing people in our direction. We found it would be just too difficult to pay a commission as members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

My fiance and I may need to rent out our Bassaleg garden flat temporarily due to taking a sabbatical. We used a Bassaleg conveyancing practice in 2001 but they have since shut and we did not have the foresight to seek any guidance as to whether the lease allows us to sublet. How do we find out?

Some leases for properties in Bassaleg do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

Leasehold Conveyancing in Bassaleg - A selection of Questions you should ask Prior to Purchasing

Does this lease have more than 90 years unexpired? Plenty Bassaleg leasehold properties will incur a service charge for maintenance of the block levied on behalf of the landlord. If you purchase the property you will have to pay this charge, usually quarterly throughout the year. This could be anything from two or three hundred pounds to thousands of pounds for large purpose-built blocks. There will also be a rentcharge to be met yearly, this is usually not a large sum, say approximately £25-£75 but you should to check it because occasionally it can be many hundreds of pounds. What is the name of the managing agents?