Will commercial conveyancing searches disclose impending roadworks that may impact a commercial property in Hatfield?

Its becoming the norm that commercial conveyancing solicitors in Hatfield will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Hatfield. 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 Hatfield.

For every commercial conveyancing transaction in Hatfield 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 can cause delays to Hatfield commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Hatfield.

My wife and I purchased a terraced Victorian property in Hatfield. Conveyancing solicitor acted for me and Birmingham Midshires. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold with the matching property. I'd like to know for sure, how can I find out??

You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hatfield and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing solicitor who conducted the conveyancing.

I am buying my first flat in Hatfield benefiting from help to buy. The builders would not budge the price so I negotiated 6k of additionals instead. The estate agent advised me not disclose to my solicitor about the deal as it would affect my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Can you offer any advice when it comes to choosing a Hatfield conveyancing practice to deal with our lease extension?

When appointing a conveyancer for your lease extension (regardless if they are a Hatfield conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with two or three firms including non Hatfield conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be useful:

If they are not ALEP accredited then what is the reason? Can they put you in touch with clients in Hatfield who can give a testimonial?

Leasehold Conveyancing in Hatfield - A selection of Queries before buying

Make sure you discover if there are any onerous prohibitions in the lease. For example plenty of leases prohibit pets being permitted in in a block in Hatfield. If you love the propertyin Hatfield however your dog can’t live with you then you will be faced difficult compromise. Please note if it is less than 80 years it will have adverse implications on the value of the flat. It is worth checking with your lender that they are willing to lend given the lease term. Leases with less than 80 years remaining means that you will probably have to extend the lease at some point and it is worth finding out what this would cost. Remember, in most cases you will need to own the property for 24 months before you are legally able to exercise a lease extension.

We are in the process of acquiring a apartment in Hatfield. Can the conveyancing practitioner have the amount we are are buying for confidential from the likes of Nestoria. How do I make sure this is not disclosed?

HMLR are legally bound to reveal price sold information on a register of the title for domestic properties countrywide which includes premises in Hatfield. The register of title is a public document, so HM Land Registry would be breaking the law if they did not permit access to the register.

In essence you can ask HM Land Registry to hide the amount paid entry but the answer will be in the negative.