When can the exchange of contracts take place for purchase conveyancing in Common Edge and am I required to attend the lawyers branch?
If you are local to one of the conveyancing solicitors in Common Edge you are welcome to attend to sign documents. That being said, the lender approved solicitors we recommend offer countrywide coverage for conveyancing and give as equally diligent and professional a job for you when dealing with you digitally. The executing of the property agreement is not the important part. A signed contract simply enables the firm to address the formalities when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Common Edge)to be in the office available at the end of the phone to exchange contracts.
Can you clarify what the consequences are if my lawyer’s firm is removed from the Coventry BS Solicitor panel ahead of completing my conveyancing in Common Edge?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
We are purchasing a house and the solicitor has raised the issue of Chancel Repair to which the house could be obligated to pay because it falls into the area of such a church. He has suggested insurance. Is this strictly required for conveyancing in Common Edge
Unless a previous acquisition of the house completed post 12 October 2013 you may expect solicitors conducting conveyancing in Common Edge to continue to recommend a chancel search and or insurance against a claim.
I'm purchasing a new build house in Common Edge benefiting from help to buy. The sellers refused to move on the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not disclose to my lawyer about the deal as it will impact my loan with the lender. 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.
In my capacity as executor for the estate of my uncle I am disposing of a house in Cardiff but live in Common Edge. My solicitor (approximately 260 kilometers awayrequires that I execute a statutory declaration before completion. Can you recommend a conveyancing practitioner in Common Edge who can witness this legal document for me?
strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are located in Common Edge
My step-mother purchased her house in Common Edge ten years past. She has been married, widowed and is now married again. She intends to sell the property next moths. I think she will just be requested to provide a copy of her marriage papers to the conveyancer however she is concerned it could hold up the sale of the property. Is it worth updating the Land Registry information for the property?
The is no need to update the title for the property as long as you have the proof needed to show how the change of name occurred.
The purchaser’s lawyer should examine the registered information and request evidence to prove the change of name for instance marriage documentation.