I have given 2 months notice to my current landlord and have to leave my let out flat in Darley Abbey by the end of next month. Conveyancing for my house purchase is progressing. Is it possible to complete in three weeks as don't want to have to find temporary accommodation?
Generally one should not give notice on a rental until your lawyer suggests that you should. Assuming that you have not previously done so, contact to your solicitor and ask them to they cajole the owners side, try to a target completion date that everyone will look towards
My wife and I are buying a house in Darley Abbey. It might be a silly question but how we can trust a conveyancer? At some point we will need to send our life savings into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My bid for a property was accepted at auction in Darley Abbey. Conveyancing is required. What happens now?
Now that you have exchanged you should choose a conveyancing solicitor quickly as you will have a tight deadline in which to complete the conveyancing. An auction property should have an associated auction set of papers. This should include evidence of title and search results. If you have purchased leasehold premises the legal pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You need to pass this on to the solicitor instructed by you ASAP. Do make sure that you have funds in order to complete on the on the contractual date .
I have paid off my mortgage with Yorkshire BS. I assume I don't need a Darley Abbey solicitor on the Yorkshire BS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
How does conveyancing in Darley Abbey differ for new build properties?
Most buyers of new build residence in Darley Abbey approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is completed. This is because house builders in Darley Abbey typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Darley Abbey or who has acted in the same development.
Due to the encouragement of my in-laws I had a survey completed on a property in Darley Abbey ahead of appointing conveyancers. I have been advised that there is a flying freehold aspect to the property. The surveyor has said that some banks will refuse to issue a mortgage on such a home.
It varies from the lender to lender. Bank of Scotland has different instructions from Halifax. Should you wish to telephone us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Darley Abbey. Conveyancing may be slightly more expensive based on your lender's requirements.
My husband and I are FTB’s - agreed a price, but the agent advised that the seller will only proceed if we use their preferred conveyancers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a family solicitor with experience of conveyancing in Darley Abbey
It is improbable the vendors are driving this. If they desire ‘a quick sale', turning down a motivated buyer is going to damage their objectives. Try to communicate with the sellers directly and explain that (a)you are serious buyers (b)you are ready to progress, with finances in place © you have nothing to sell (d) you wish to move quickly (e)but you are going to use your own,trusted Darley Abbey conveyancing lawyers - rather thanthose that will provide the negotiator at the agency a referral fee or hit his conveyancing figures set by head office.
When it comes to my conveyancing in Darley Abbey should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Darley Abbey conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the solicitor's time in submitting the funds this way.