What is the first thing I need to know concerning purchase conveyancing in Bursledon?
You may not hear this from too many lawyers but conveyancing in Bursledon or throughout England and Wales is an adversarial process. Put another way, when it comes to conveyancing there is lots of room for friction between you and others involved in the ownership transfer. For example, the seller, estate agent and on occasion the mortgage company. Appointing a lawyer for your conveyancing in Bursledon an important selection as your conveyancer is your adviser, and is the ONLY person in the process whose responsibility is to act in your best interests and to keep you safe.
There is a distinct ongoing adversarial element to conveyancing- someone must be at fault for the process taking so long. We recommend that you your first instinct should be to trust your conveyancer ahead of all other players when it comes to the legal assignment of property.
I have an AIP. The bank mentioned the loan came with free conveyancing. Is the implication that I have to instruct their panel lawyer as I would prefer to appoint a Bursledon based conveyancing firm?
Do check but the chances are that allocate you one of their panel solicitors if you want the "fee-free" deal. Speak to the lender to determine if they allow a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor near Bursledon.
What is your number one tip for finding a conveyancing solicitor in Bursledon
We would encourage you not to base your choice on the cheapest Bursledon conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
After weeks of negotiation I have agreed a price on an apartment in Bursledon. My mortgage broker recommended their conveyancers. I paid an advanced payment of £150. A few days later, the conveyancer contacted me embarrassingly acknowledging that they were not on the UBS 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 UBS 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.
Our offer on a semi in Bursledon has been agreed to, but there is a chain. The sellers have offered on somewhere, but it’s not yet agreed to, and have viewings of other properties booked. I have instructed a nearby conveyancing solicitor in Bursledon. What should be my next step? When do I get the mortgage application with Co-operative started?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs too early (mortgage application is in the region of £1k, then survey, Bursledon conveyancing search charges, etc). The first course of action is to check that your solicitor is on the Co-operative approved list. Regarding the subsequent steps this very much depends on the uniqueness of your case, motivation for the property and on the state of the market. During a rising market the majority of buyers would apply for the mortgage with Co-operative and arrange for the valuation and only if it comes back ok would they request their property lawyer to press on with searches.
I'm purchasing a new build house in Bursledon with a mortgage from The Royal Bank of Scotland. The sellers would not reduce the amount so I negotiated 6k of extras instead. The sale representative told me not to tell my solicitor about this side-deal as it will adversely affect my loan with the lender. Is this normal?.
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.
In my capacity as executor for the will of my grandmother I am disposing of a property in Newport but live in Bursledon. My solicitor (approximately 250 miles from meneeds me to sign a stat dec ahead of the transaction finalising. Could you suggest a conveyancing lawyer in Bursledon who can witness and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are based in Bursledon
Estate agents have just been given the go-ahead to market my basement flat in Bursledon. Conveyancing lawyers have not yet been instructed, however I have recently received a half-yearly service charge invoice – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should pay the maintenance contribution as normal given that all rents and service payments will be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I purchased a split level flat in Bursledon, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Bursledon with a long lease are worth £197,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease terminates on 21st October 2080
You have 55 years unexpired we estimate the price of your lease extension to span between £31,400 and £36,200 as well as costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.