I have given 8 weeks notice to my current landlord and have to leave my let out flat in Belper by the end of next month. Conveyancing for my house purchase is progressing. How realistic is it to complete in three weeks as don't want to have to find short term accommodation?
It is unwise to serve notice on a rental unless you have exchanged. If you have not previously done so, speak to your lawyer and ask them to they apply pressure on the other side, try to an agreed time frame that all parties will look towards
At what point will exchange of contracts happen for residential conveyancing in Belper and am I required to attend the lawyers branch?
Where you are local to one of the conveyancing solicitors in Belper you are welcome to come in to sign contracts. However, the lender approved solicitors we recommend supply countrywide coverage for conveyancing and give just as diligent and professional a job for you when communicating with you by post or email. The executing of the contract is not the important part. A signed contract simply enables the solicitor to address the formalities at the appropriate time, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Belper)to be in the office at the appropriate time.
The mortgage over my property is with TSB for my property in Belper. Conveyancing has been completed a year ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform TSB?
Your original mortgage agreement with TSB will provide that you need their approval before letting out your property as this is likely to be a breach of TSB’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. You need not do this via a TSB conveyancing panel solicitor.
After months of negotiation I have agreed a price on an apartment in Belper. My financial adviser pressured me to appoint their conveyancer. I paid an advanced payment of £150. Soon after, the property lawyer called me embarrassingly acknowledging that they were not on the Clydesdale 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 Clydesdale 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, Coventry BS are being difficult. The Belper solicitor who is on the Coventry BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS 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.
I moved into my flat on 11 June and the transaction details is not yet registered. Need I be worried? My conveyancing solicitor in Belper expressed confidence that it should be formalised in a couple of weeks. Are properties in Belper uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Belper registration formalities. Rather than based on location, timescales can differ subject to the party submitting the application, whether it is in order and whether the Land registry must send notices to any other persons or bodies. At present roughly 80% of such applications are completed within two weeks but occasionally there can be extensive delays. Registration takes place after the purchaser has moved in to the property therefore an expedited registration is not always top priority yet if it is urgent that the the registration takes place urgently then you or your solicitor can communicate with the Registry to express the reasoning for the application to be prioritised.
I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Belper is the location of the property. Is there any advice you can give?
Flying freeholds in Belper are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Belper you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Belper may decide 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 residence.
How easy is it to change a solicitor as I need to find a Belper based conveyancer who is on the bank conveyancing panel. How simple is it to change conveyancer?
In the event that you have not formally instructed a solicitor to do anything for you and at this stage simply received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Belper that you're thinking of instructing.