When will exchange of contracts occur in domestic conveyancing in Clifton and am I required to attend the lawyers office?
Where you are local to one of the conveyancing solicitors in Clifton you are invited in to sign the paperwork. That being said, the law practices we work with supply countrywide coverage for conveyancing and provide just as detailed and professional a job for you when dealing with you digitally. The signing of the contract is not the critical part. A signed contract is just a prerequisite for the firm to officially exchange when the time is right, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Clifton)to be in the office available at the end of the phone to exchange contracts.
I had intended to instruct a conveyancing solicitor in Clifton for our house move. Our financial adviser informed us that our mortgage lenders Godiva Mortgages Ltd won't deal with them. Surely this is unduly restrictive?
Banks on the whole restrict either the type or the number of conveyancing firms on their member panel. Typical examples of such restriction(s) being that a law practice must have two or more partners. As well as restricting the profile of firm, a few lenders have limited the amount of solicitor practices they allow to represent them. Be aware that Godiva Mortgages Ltd have no responsibility for the quality of advice provided by any member of Godiva Mortgages Ltd Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of conveyancing panels a few years ago even though there remains differing opinions about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry indicate that hundreds of law firms, including some in or near Clifton only perform very few conveyances a year.
Do commercial conveyancing searches reveal impending roadworks that may affect a commercial land in Clifton?
Many commercial conveyancing solicitors in Clifton will execute a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Clifton. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Clifton.
For each commercial conveyancing transaction in Clifton it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Clifton commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Clifton.
five months have elapsed since my purchase conveyancing in Clifton took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am looking for a leasehold apartment up to £305k and found one close by in Clifton I like with open areas and transport links in the vicinity, however it only has 61 years unexpired on the lease. I can't really find anything else in Clifton for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a mortgage the remaining unexpired lease term will likely be problematic. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.
My solicitors in Clifton have advised me that no longer have my conveyancing file. To assist with my purchase I took out a mortgage with the mortgage company. Is it case that being on the bank conveyancing panel they need to have retained the file for a number of years?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the mortgage company directly.