We're in Astwood Bank, First timers purchasing with a mortgage (lender is Skipton , and our lawyer is on the Skipton conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Skipton conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer 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.
How can we tell if a Astwood Bank conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in Astwood Bank obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the solicitor conducting your conveyancing.
We were going to get a AIP from Lloyds this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Lloyds recommend any Astwood Bank solicitors on the Lloyds conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Astwood Bank solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
I am due to exchange contracts on my flat. I had a double glazing fitted in December 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Bank of Ireland are being problematic. The Astwood Bank solicitor who is on the Bank of Ireland conveyancing panel is recommending indemnity insurance as a solution but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My partner and I are intent on selling our house in Astwood Bank and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any local conveyancer would know this is not the case. For the life of me I don't know why the buyers are using a national conveyancing outfit rather than a conveyancing solicitor in Astwood Bank. We have lived in Astwood Bank for six years we know that this is a non issue. Is it a good idea to contact our local Authority to obtain clarification that there is no issue.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
4 months have elapsed since my purchase conveyancing in Astwood Bank took place. I have checked the Land Registry website which shows that I paid £175,000 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.
How does conveyancing in Astwood Bank differ for newly converted properties?
Most buyers of new build premises in Astwood Bank come to us having been asked by the developer to exchange contracts and commit to the purchase even before the property is completed. This is because house builders in Astwood Bank usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Astwood Bank or who has acted in the same development.
Can you provide any top tips for leasehold conveyancing in Astwood Bank with the purpose of expediting the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Astwood Bank can be bypassed if you instruct lawyers the minute you market your property and ask them to collate the leasehold information which will be required by the purchasers’ solicitors. In the event that you altered the property did you need the Landlord’s consent? In particular have you installed wooden flooring? Astwood Bank leases often stipulate that internal structural changes or addition of wooden flooring necessitate a licence issued by the Landlord consenting to such works. If you dont have the paperwork in place you should not communicate with the landlord without checking with your lawyer first. If you are supposed to have a share in the freehold, you should make sure that you are holding the original share document. Organising a duplicate share certificate can be a time consuming process and slows down many a Astwood Bank home move. Where a duplicate share certificate is required, do contact the company director and secretary or managing agents (where applicable) for this as soon as possible. Some Astwood Bank leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors.
Leasehold Conveyancing in Astwood Bank - Examples of Questions you should ask Prior to buying
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How much is the service charge and ground rent on the apartment? It is important to be aware whether fixing the lift or some other significant cost is due in the near future that will be shared by the leaseholders and will materially impact the level of the maintenance costs or necessitate a specific invoice.