We went with a Burry Port based lawyer for our conveyancing in Burry Port recently. Reviewing the terms of engagement it is apparent thatwe are liable for fees even if our purchase doesn't happen. Should I ditch them and appoint a web based conveyancing brokerage advertising no move no charge conveyancing in Burry Port?

Generally there is a concession along the lines that if "No Completion No Fee" is available then the conveyancing charges will tend to be be uplifted to counteract the cases that do not proceed. You should be mindful that such promotions rarely cover outlay for instance Burry Port conveyancing search fees.

Our solicitor has uncovered a a problem with the lease for the apartment we are buying in Burry Port. The other side have suggested defective title insurance as a workaround. We are content with insurance and will pay for it. Our conveyancer says that he must check that the mortgage company is content with this solution. Who is the client here, us or the lender?

Notwithstanding that you have a mortgage offer from the lender does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the lender are the client. These conveyancing instructions must be adhered to.

My flat in Burry Port is up for sale and I have a purchaser. Will my conveyancing practitioner need to be on the Santander conveyancing panel in order to deal with redeeming my mortgage?

Ordinarily, even if your lawyer is not on the Santander conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently currently.

Should commercial conveyancing searches reveal proposed roadworks that could impact a commercial site in Burry Port?

Many commercial conveyancing solicitors in Burry Port will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Burry Port. The report 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 Burry Port.

For each commercial conveyancing transaction in Burry Port it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may result in delays to Burry Port commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Burry Port.

I have been on the look out for a leasehold apartment up to £245,000 and identified one round the corner in Burry Port I like with amenity areas and transport links in the vicinity, however it only has 51 years unexpired on the lease. I can't really find anything else in Burry Port for this price, so just wondered if I would be making a mistake buying a short lease?

Should you need a home loan the shortness of the lease will likely be an issue. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.