We opted for a high street solicitor for my conveyancing in Cranbrook today. Upon checking the terms of engagement I noteI am on the hook for charges even if the dealdoes not happen. Should I ditch them and instruct an on-line firm promising no completion no charge conveyancing in Cranbrook?
Generally there is a concession along the lines that if "No Completion No Fee" is available then the conveyancing charges will tend to be be higher to counteract those conveyances that do not proceed. Do bear in mind that such promotions rarely protect you from expenditure e.g. Cranbrook conveyancing search fees.
Do the Building Society Association intend to launch a search tool with a view to list law firms on the Darlington Building Society conveyancing panel for example in Cranbrook?
We would not expect to be advised of any plans on the part of the BSA to promote such a search facility.
It has been 4 months following my purchase conveyancing in Cranbrook completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. 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.
The estate agent has sent us the confirmation of our purchase of a new build flat in Cranbrook. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Cranbrook
-
Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are surveyor prepared.
I have been pointed in your direction by a few property agents in Cranbrook to locate a solicitor on your site. What’s the financial incentive for Estate Agents to recommend your site rather than alternative conveyancing organisations?
We refuse to give any commission for pointing buyers and sellers our way. We found it would be just too difficult to pay a commission because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
I am in the process of purchasing my 1st house in Cranbrook. Conveyancing practitioner already chosen. The broker advised that a survey is not necessary as the property is only fifteen years old.
At the very least you should have a Home Buyer's Report. As the property is more than 10 years old the property will not benefit from a warranty, so you would be well advised not to take a risk. Where a property of this age shows no signs of defects a Home Buyer's report may be sufficient. They will highlight any obvious issues and suggest additional investigation where appropriate. If there are any indications of problems get a full Building Survey from the beginning.