At what point will exchange of contracts happen for residential conveyancing in Coombe and am I required to attend the conveyancers office?
Where you are in close proximity to one of the conveyancing solicitors in Coombe 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 comprehensive and professional a job for you when dealing with you by post or email. The signing of the purchase agreement is not when everything is set in stone. A signed contract simply enables the firm to address the formalities 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 long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Coombe)to be in the office at the appropriate time.
When it comes to lenders such as Co-operative, do Coombe property lawyers incur a yearly amount to be on the conveyancing panel?
We are unaware of any lender fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I am currently in the process of buying my council flat in Coombe. I have a mortgage agreed with RBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
Our sealed bid on a house in Coombe has been accepted, the sellers do however have a tied purchase. The sellers have put an offer on on an apartment, however it’s not yet agreed to, and have viewings of other flats booked. I have chosen a high street conveyancing solicitor in Coombe. What do I do now? At what stage do I apply for the mortgage with Barclays?
It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of £1k, then survey, Coombe conveyancing search costs, etc). The first course of action is to check that your lawyer is on the Barclays conveyancing panel. Regarding the subsequent phase this very much dictated by the uniqueness of your case, motivation for the property and on the state of the market. During a hot market the majority of purchasers will apply for the mortgage with Barclays and arrange for the valuation and only if it was satisfactory would they ask their conveyancer to move forward with the conveyancing in Coombe.
I have todaybeen informed that Stirling Law have been shut down. They carried out my conveyancing in Coombe for a purchase of a freehold house 18 months ago. How can I be sure that the property is registered correctly in the name of the former proprietor?
The quickest way to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Coombe conveyancing specialists.
I'm purchasing my first flat in Coombe with the aid of help to buy. The sellers would not reduce the price so I negotiated 6k of extras instead. The house builders rep told me not reveal to my solicitor about the deal as it could impact my mortgage with Bank of Scotland. 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.
I have been recommended by three or four local selling agents in Coombe to find a property lawyer using your seach tool. Is there a financial inducement for Estate Agents to market your site rather than a competitor’s?
We don’t make any referral fee for sending work our way. We thought it would be too underhand to pay a commission because a client could think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
Estate agents have just been given the go-ahead to market my basement apartment in Coombe. Conveyancing solicitors are to be appointed soon, however I have just had a half-yearly service charge demand – what should I do?
Your conveyancing lawyer is likely to suggest that you should clear the maintenance contribution as normal because all ground rent and maintenance invoices will be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice 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. This will smooth the conveyancing process.
I have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Coombe conveyancing firm to help?
in cases where there is a missing freeholder or where there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to make a decision on the premium.
An example of a Lease Extension case for a Coombe residence is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case related to 1 flat.