We selected a Beddau based lawyer for my conveyancing in Beddau yesterday. Reviewing the fine print I seeI am responsible for fees even if our purchase doesn't happen. Should I go with them or select a web based conveyancing company offering no completion no charge conveyancing in Beddau?
Generally there is a compromise along the lines that if "No Sale No Fee" is available then the conveyancing charges will tend to be be more expensive to offset the cases that do not proceed. Please beware that such schemes rarely cover outlay for example Beddau conveyancing search expenses.
We have very brash sellers who has recommended a preliminary contract with a deposit 10k. Are such agreements sensible?
Exclusivity contracts are agreements binding a home seller and prospective buyer granting the buyer exclusive rights to the sale of the property within an agreed time frame. Essentially, an exclusivity is a document specifying that you should be issued with a contract at a later date being the contract for the actual sale. It tends to be used for buyer protection though in some cases, the seller may enjoy an upside from such agreements as well. There are various pros and cons to using an agreement but you should to check with your lawyer but note that it may end up costing you more in conveyancing fees. In light of these reasons these contracts are avoided in relation to conveyancing in Beddau.
Can I be sure that the Beddau conveyancing solicitor on the Aldermore panel is any good?
When it comes to conveyancing in Beddau getting recommendations is a good 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 conducting your transaction.
I have paid off my mortgage with Co-operative. I assume I don't need a Beddau property lawyer on the Co-operative panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
Leeds Building Society have agreed my home loan in principle, my offer on a flat in Beddau has been accepted, what are the next steps?
Your property agent will wish to be informed of your property lawyer's details (ensure that the solicitors are on the lender’s panel). Contact Leeds Building Society or the broker and complete any appropriate documentation. Leeds Building Society will instruct a valuer who will get in touch with the selling agent or seller to arrange an appointment. Once carried out (assuming no problems) it takes about a week for the mortgage offer to be issued. Leeds Building Society will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Beddau.
My partner and I are downsizing from our house in Beddau and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A local conveyancer would know that there is no such problem. It does beg the question why the buyers are using an online conveyancing firm as opposed to a conveyancing solicitor in Beddau. Having lived in Beddau for many years we know of no issue. Is it a good idea to contact our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You must enquire of 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 health insurance to cover that same sickness)
I am buying a new build house in Beddau benefiting from help to buy. The sellers would not reduce the amount so I negotiated 6k of additionals instead. The sale representative advised me not reveal to my solicitor about this deal as it could impact my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Beddau is the location of the property. Is there any advice you can impart?
Flying freeholds in Beddau are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Beddau you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Beddau may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.