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The Unseen Work of an Auckland Property Lawyer
Auckland Property Lawyer – An Insight Into Their Work
Buying a house is the Kiwi dream. In fact, it goes beyond that for many people as New Zealand is “a property market with some dairy tacked on,” with many people buying rental properties too. In all of this most real estate buyers in Tāmaki Makaurau, however experienced they might be, tend to hire an Auckland property lawyer. Below we look at some of the reasons why they do that.
What Are The Key Actions Of An Auckland Property Lawyer?
On the surface it looks like a relatively simple legal task transferring and registering the name of anew owner of a house. However, there is much more behind that simple action.
Conducting Title Searches
Before you can buy a piece of real estate from someone, you need to know that they are the legitimate owner of that land or house. To ascertain this, your Auckland property lawyer, will conduct a Title search to verify the details shown on the Title Deed. This includes the exact address and location, the Lot number, and the precise name of the current registered owner.
Reviewing The Contract
Most real estate transactions use a standard contract from the Real Estate Institute and Auckland District Law Society. This keeps things on an even footing however, some buyers or sellers may have special conditions they want completed prior to the final exchange of contracts. This might be fixing some work on the property to a satisfactory standard. Others may be more complex and if you do have any other requests, ask your lawyer to draft the wording for you.
The lawyer will at this stage match the seller specified on the contract with the Title Deed. If there are any discrepancies, this may enable the buyer to withdraw from the agreed offer.
Other common conditions include finance and a satisfactory valuation being obtained. However, buyers cannot simply withdraw from an offer if they change their mind by using a financing clause. Your lawyer will advise you, but to get a finance-based withdrawal, you must show evidence from your lender.
Checking With Auckland Council
Your lawyers will verify with the Council that any renovation works are fully consented. These days, for newer renovations, this is not often a problem but for older works, when the consent rules were not as stringent, this can be a problem for the seller.
The buyer might also want to get a LIM (Land Information Memorandum) report. This explains all of the information that the Council has about that property. This includes any knowledge about land movement or slippage.
Going Unconditional
When all of the conditions are met, they buyer’s lawyer will inform the seller’s lawyer. From that point, there is no way out of the deal without significant cost.
After Confirmation
When the deal is unconditional, the buyer’s lawyer will adjust the details on Land Information New Zealand (LINZ) database to show the details of the new owner.
If you are selling the property, your lawyer will draft a settlement statement which will include any other costs to be met such as a pro-rata share of any rates that have been paid.
Mortgage Documents
Most people buy property using finance from a mortgage company or bank.
The lender will send documents and instructions to the buyer’s lawyer. This will include a note about them holding security over the property until all mortgage finance is repaid. This is also included on the LINZ database to show the bank’s interest in the property.
The lawyer will receive the finance transfer from the lender and then transfer that to the seller’s lawyer.
Building Insurance
Your lawyer will instruct you and check that you have arranged building insurance to cover the house from the time of the settlement date. You are responsible for repaying the mortgage from that date. If there is a fire or other major incident, the buyer is liable for that loan amount, so insurance cover is essential from the time that you become the owner.
Post Settlement
After the buyer takes ownership, their details will be confirmed on the LINZ system and a new Title Deed will be produced showing the new owner.
The lawyer will also notify the Council and Quotable Value of the new owner.
Choosing A Good Auckland Property Lawyer
As we can see, it is essential to pick a qualified and experienced property lawyer. There are many steps, accuracy is essential, and for most people, it is the biggest transaction of their life. There is no room for error.
McVeagh Fleming is a bigger law firm in the CBD where you can find an Auckland property lawyer.
You can find more details about on their website https://www.mcveaghfleming.co.nz/personal/separation-and-dissolution-divorce
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Wellington SEO Agency – How Meta Tags Help Your Google Ranks
How Meta Tags And Title Tags Are Used In Search Engine Optimisation
When it comes to search engine optimisation and title tags, there are some questions that website owners tend to have. Does every web page need to have its own separate title? Is there a limit to the title tag? Do title tags have maximum limits? Is it a good idea to use meta tags? For some insight, the following from a Wellington SEO agency can help.
It is required by the World Wide Web Consortium that each HTML document have its own title element located in the head section of the code. They also say that this title element should identify the content of each individual page.
There are four separate roles that title tags play online.
Better chance of your content being used by other people
The first role that is fulfilled by the title tag is what directory editors, webmaster, and publishers use for linking to other websites. When a title tag is well written it is much more likely to be reviewed more quickly than one that is incomprehensible or written poorly. For help with your meta tags we are happy to offer some thoughts and assistance at our Wellington SEO agency.
More chance of your page being clicked in searches
A title tag is the text that is displayed in the searcher’s browser. Displaying these title tags in the web user’s browsers lets them know exactly where they need to go back to if they want to return to the website at another time in the future. Typically, Google will display the title tag’s initial sixty characters. If the tag is longer, then Google will show dots or ellipses.
Good tags tell the search engines what your page is about
Search engines consider the title tag to be among the most important pieces of information that web searchers can be given.
A good title tag will clearly indicate what the content of a web page is to users. When a title tag is clear it is much more likely that users will add to their favourites list. A good title tag will usually have a length of less than sixty-five characters. You should type title tags in title case. There should also be headers included in the title case.
In terms of search engine optimisation, the title or the home page is usually the first thing that is looked at by the web crawlers when they are ranking web pages. Your home page title introduces your website. It is very important to ensure that your title tags sound like they are credible.
Unique tags for each page
Every page on your website needs to have its own unique title. Meta tags are special HMTL tags which contain information on a webs page. The web page’s display isn’t affected by the meta tags. Although meta tags get directly placed in the HTML code, web users do not see them. Meta tags are used by search engines to categorize web pages correctly. Meta tags are critical components of SEO.
The importance of meta tags
It is very important that you remember that Meta tags definitely aren’t a magic solution to guarantee the success of your website. The most valuable thing that Meta tags offer for website owners is being able to control, at least to a certain extent, how the search engines describe their web pages. Meta tags also can enable website owner from preventing their websites from being indexed.
Meta tag keywords provide an extra test that can be used by web crawlers for indexing for the search engines. In theory that is great, but the crawlers of several major search engines ignore the HTML and completely focus on the web page’s body.
Other tags for your website
There are two more tags to consider.
The first is the alt-tag which can be thought of as a title for images on your page. As with other tags use a keyword in the alt-tag.
The last tag to use is the h tag. These are headlines of varying degree and are shown as lower case like h1, h2, etc.
The bigger the number the bigger the headline; h1 is the title of the page, h2 is the title of the article, h3 subheads and so on.
If you need help researching, and writing your meta tags, this is one the services we offer at this Wellington SEO agency.