It is a dozen years since I acquired my home in Usk. Conveyancing solicitors have recently been retained on the sale but I can't locate my title deeds. Will this cause complications?
You need not be too concerned. First there is a possibility that the deeds will be kept by the mortgage company or they could stored with the lawyers who oversaw your purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring current official copies of the land registers. The vast majority of conveyancing in Usk relates to registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.
What does a local search inform me concerning the house we're buying in Usk?
Usk conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search company such as PSG The local search is essential in every Usk conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your new home. The search should supply data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
It has been three months since my purchase conveyancing in Usk concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm buying my first flat in Usk with the aid of help to buy. The builders would not reduce the price so I negotiated 6k of extras instead. The sale representative advised me not reveal to my solicitor about the side-deal as it will adversely affect my mortgage with Barclays Direct. 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.
Why is New Build conveyancing in Usk more costly?
Purchasing a brand new home is completely distinct from the standard house buying conveyancing in Usk. For a start housebuilders usually insist contracts to exchange very quickly, the result being a lot of pressure on your conveyancing practitioner to ensure everything is in order. In addition new build premises frequently necessitate examination of adoption of highways, drains, planning considerations, building warranties or architects certificates. Lenders requirements are also more detailed. Due to the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.