Having sold my house in Belvedere last March yet the purchaser is telephoning every few hours to say their conveyancer is waiting to hear from mine. What are the post completion sale legalities now that I have sold?
Following your sale your solicitor should send the transfer deeds and all additional paperwork to the purchaser's lawyers. Where relevant, your lawyer should also confirm that the home loan has been redeemed to the purchasers conveyancers. There are no post completion requirements peculiar conveyancing in Belvedere.
We are buying a terrace house in Belvedere. The intention is to carry out a loft conversion at the house.Will legal conveyancing on the property include enquiries to ascertain if these alterations are permitted?
Your property lawyer will check the registered title as conveyancing in Belvedere can sometimes identify restrictions in the title deeds which restrict categories of changes or require the consent of a 3rd party. Many additions require local authority planning consent and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these issues with a surveyor prior to committing yourself to a purchase.
We previously chose conveyancers with offices in Belvedere on the Co-operative solicitor panel. They are now charging me a further sum for handling the Co-operative mortgage. Is this an additional conveyancing fee set by Co-operative?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your solicitor may charge a fee for this. The fee is not dictated by Co-operative but by your Belvedere solicitor. Numerous firms on the Co-operative panel will charge an ‘acting for lender’ fee and others do not.
I currently have a mortgage with Skipton for my property in Belvedere. Conveyancing has been completed some time ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Skipton?
Your original mortgage agreement with Skipton will provide that you need their approval before letting out your property as this is likely to be a breach of Skipton’s mortgage conditions. It may be that Skipton 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 Skipton directly. It should not be necessary to do this via a Skipton conveyancing panel firm.
We are selling our home in Belvedere and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers are using a national conveyancing practice as opposed to a conveyancing solicitor in Belvedere. Having lived in Belvedere for three years we know that this is a non issue. Should we contact our local Authority to seek confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You need to 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 life insurance to cover that same sickness)
How does conveyancing in Belvedere differ for new build properties?
Most buyers of new build or newly converted property in Belvedere come to us having been asked by the builder to exchange contracts and commit to the purchase even before the house is constructed. This is because builders in Belvedere typically 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 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 Belvedere or who has acted in the same development.
Am I best advised to go with a Belvedere conveyancing practitioner who is local to the property I am buying? An old friend can execute the legal work however his firm is located over three hundred miles away.
The benefit of a local Belvedere conveyancing firm is that you can drop in to execute paperwork, present your identification documents and apply pressure on them if necessary. Having local Belvedere know how is a bonus. However it's more important to get someone that will do a good and efficient job. If if people you trust used your friend and on the whole were content that should surpass using an unknown Belvedere conveyancing solicitor solely due to them being Belvedere based.
How much will conveyancing in Belvedere cost?
Almost all Belvedere conveyancing practices will charge a fixed fee. If additional work arise during the transaction your conveyancer is obliged disclose to you in writing of such additional fees for such work immediately it becomes apparent. Some companies may agree not to render an invoice if a transaction does not go ahead, others will charge a fraction of the set costs, calculated based on the stage at which the matter does not proceed.
It may be helpful for you to seek various firms to give you an estimate.