I require conveyancing for an apartment in a relatively new development (five years old) in Blakedown. 95% of the flats are already sold. Is it really necessary to order neighbourhood searches as part of conveyancing in Blakedown?
If you are acquiring a property with the assistance of a mortgage, your bank will insist on some (many) of the searches so you'll have no choice. If not, then Blakedown conveyancing searches are optional. Your lawyer, will 'advise', perhaps strongly, that you should not go ahead without searches, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you insist that your lawyer to proceed without searches then your lawyer will have to follow your instructions or it may be necessary to instruct a new lawyer for your conveyancing in Blakedown.
Why do I have to pay up front for my conveyancing in Blakedown?
Where you are retaining lawyers for conveyancing in Blakedown your lawyer will request that you place them with monies to cover the search fees. Normally this is requested to cover the fees of the Local Authority Search. If any down payment is as part of the purchase price then this should be asked for immediately ahead of contracts are exchanged. The closing balance that is needed will be payable a few days ahead of the day of completion.
My wife and I are purchasing a flat in Blakedown. I might seem paranoid but how we can trust a solicitor? On the day of competition we have to put our life savings into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I have paid off my mortgage with Skipton. I assume I don't need a Blakedown property lawyer on the Skipton panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Skipton 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 Skipton mortgage from the register. Skipton, 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 Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
HSBC have agreed my home loan in principle, my offer on a house in Blakedown has been accepted, now what?
Your property agent will want to know who your solicitors are (be sure the conveyancing practitioners are on the lender’s panel). Contact HSBC or your broker and complete any outstanding documentation. HSBC will instruct a valuer who will get in touch with the estate agent or seller to schedule an appointment. Once carried out (assuming no problems) it takes about a week for the mortgage offer to be issued. HSBC will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Blakedown.
My wife and I own a 4 bedroom Edwardian house in Blakedown. Conveyancing solicitor acted for me and Bank of Ireland. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold with the matching address. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Blakedown and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with the conveyancing practitioner who completed the work.
I am buying my first flat in Blakedown with the aid of help to buy. The builders refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent told me not inform my lawyer about the deal as it will impact my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Over the last few months I have been searching for a ground for flat up to £245,000 and identified one round the corner in Blakedown I like with open areas and transport links nearby, however it's only got 61 years on the lease. There is not much else in Blakedown suitable, so just wondered if I would be making a grave error buying a short lease?
If you need a mortgage that many years may be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of twenty four months you can ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.