We were about to choose a conveyancing solicitor in Badminton listed on your site but stumbled across some other estimates on the internet appear cheaper – how come?
There are plenty of conveyancing organisations offering at first sight what seems to be extremely cheap conveyancing in Badminton. We suggest that you give due consideration as to how important this transaction is to you that want to be penny wise pound foolish over the standard of the conveyancing. Some embed fees deep into the terms and conditions. The law firms that we put forward for conveyancing in Badminton neverbehave this way.
I am only a couple days away from an exchange on a flat in Badminton and my parents have transferred the exchange deposit to my conveyancer. I am now advised that as the deposit has been received from someone other than me my solicitor needs to disclose this to my lender. Apparently, in also acting for the mortgage company he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the mortgage company concerning my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
The conveyancer is legally required to clarify with lender to make sure that they know that the balance of the purchase price is not from your own resources. Your solicitor can only report this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
Can I be sure that the Badminton conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Badminton 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 which is cheap as chips. We would always recommend that you speak with the lawyer handling your conveyancing.
I recently had an offer accepted on an apartment in Badminton. My mortgage broker suggested a lawyer. I paid an on account payment of £150. Soon after, the conveyancing practitioner called me to say that they were not on the Bank of Ireland conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Bank of Ireland panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
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 buyer's lender, Kent Reliance are being problematic. The Badminton solicitor who is on the Kent Reliance conveyancing panel is recommending indemnity insurance as a solution but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.
How does conveyancing in Badminton differ for new build properties?
Most buyers of new build premises in Badminton contact us having been asked by the builder to sign contracts and commit to the purchase even before the property is finished. This is because new home sellers in Badminton usually purchase 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 conveyancing solicitors 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 accustomed to new build conveyancing in Badminton or who has acted in the same development.
We're new on the property ladder - had an offer accepted, yet the property agent has warned us that the owners will only go ahead if we instruct the agent's preferred conveyancers as they need an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer who is familiar with conveyancing in Badminton
We suspect that the owner is not behind this ultimatum. Should the vendor desire ‘a quick sale', alienating a serious purchaser is not the way to achieve this. Speak to the vendors direct and explain that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you do not need to sell (d) you intend to proceed fast (e)however you are going to appoint your preferred Badminton conveyancing firm - as opposed tothose that will give their negotiator at the agency a commission or meet his conveyancing targets pre-set by head office.
Can you provide any advice for leasehold conveyancing in Badminton from the perspective of expediting the sale process?
- Much of the frustration in leasehold conveyancing in Badminton can be bypassed where you appoint lawyers as soon as your agents start advertising the property and request that they start to collate the leasehold information needed by the purchasers’ representatives. In the event that you altered the property did you need the Landlord’s consent? Have you, for example laid down wooden flooring? Most leases in Badminton state that internal structural alterations or laying down wooden flooring calls for a licence issued by the Landlord consenting to such alterations. If you dont have the approvals in place do not contact the landlord without contacting your lawyer in the first instance. If you have the benefit of shareholding in the Management Company, you should make sure that you have the original share certificate. Obtaining a replacement share certificate can be a lengthy process and delays many a Badminton conveyancing deal. Where a reissued share is required, do contact the company director and secretary or managing agents (if applicable) for this sooner rather than later. You believe that you know the number of years remaining on your lease but it would be advisable verify this via your conveyancers. A buyer’s conveyancer will not be happy to advise their client to proceed with the purchase of a leasehold property the lease term is less than 80 years. It is therefore essential at an early stage that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale. Many freeholders or managing agents in Badminton charge for supplying management packs for a leasehold home. You or your lawyers should find out the actual amount of the charges. The management information sought on or before finding a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in Badminton.
Badminton Conveyancing for Leasehold Flats - Sample of Questions you should consider before buying
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The best form of lease arrangement is where the freehold title is owned by the leaseholders. In this arrangement the lessees benefit from control and notwithstanding that a managing agent is usually retained where it is larger than a house conversion, the managing agent acts for the leaseholders themselves. What is the name of the managing agents? If a Badminton lease has no more than 80 years it will have adverse implications on the marketability of the flat. It is worth checking with your bank that they are willing to go ahead with the loan 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 discovering what this would cost. Remember, in most cases you will be be obliged to have been the owner of the premises for 24 months in order to be legally able to carry out a lease extension.