We're in Clacton On Sea, First timers purchasing with a mortgage (lender is Nottingham , and our lawyer is on the Nottingham conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Nottingham conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I just bought a flat at auction in Clacton On Sea. Conveyancing is required. What happens now?
Now that you are to in every practical sense signed on the dotted line you must instruct a conveyancing practitioner as a matter of urgency as you will have a tight deadline in which to complete the conveyancing. All auction property should have an associated auction pack. This will include evidence of title and search results. If you have purchased leasehold property the auction papers should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to leasehold premises. You need to hand this to the conveyancer working for you ASAP. You also need to ensure that you have funds in order to complete the transaction on the set completion date.
Forgive me if this question is silly but I am new to the process as FTB of a garden flat in Clacton On Sea. Do I receive the keys to the premises on completion from my conveyancer? If so, I will find a local conveyancing solicitor in Clacton On Sea?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the owner’s solicitors, and shortly after the monies have arrived, you should be called to receive the keys from the selling Agents and start moving into the property. Usually this happens early afternoon.
I'm the sole beneficiary of my late father’s will with all property in now in my sole name, including the my former home in Clacton On Sea. Conveyancing formalities meant that the Land Registry date was in August. I want to move. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship may be regarded the same way as if I'd bought the property in August. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this obligation principally exists to pick up on the purchase and immediately sell or the quick reselling of property.
We are planning on selling our property in Clacton On Sea and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any local conveyancer would know this is not the case. It does beg the question why the buyers are using an internet conveyancing outfit rather than a conveyancing solicitor in Clacton On Sea. We have lived in Clacton On Sea for six years we know of no issue. Do we get in touch with our local Authority to seek clarification that there is no issue.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You need to check with 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 ailment)
Are there restrictive covenants that are commonly identified during conveyancing in Clacton On Sea?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Clacton On Sea. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am buying a new build house in Clacton On Sea with the aid of help to buy. The sellers would not budge the amount so I negotiated £7000 of additionals instead. The sale representative suggested that I not inform my lawyer about this extras as it would impact my loan with the bank. Do I keep my lawyer in the dark?.
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.
Given that I am about to part with hundreds of thousands of pounds on 3 bedroom house in Clacton On Sea I would like to have a conversation with the solicitor concerning thetransaction ahead of giving the go ahead to the firm. Is this something that you can arrange?
Absolutely - it is our preference to talk to you we do not take any clients on without you speaking to the conveyancer who will be doing your conveyancing in Clacton On Sea.There is no ‘factory style conveyancing’ - each client is an important person, not a file number. The practices that we put you in touch with believe that the fees you are provided with for your conveyancing in Clacton On Sea should be the figure that you end up paying.