My wife and I are soon to complete on the purchase of a property in Dronfield but as a consequence of damage from the recent storms I have managed to agree compensation from the seller of £3k in the form of a reduction in the price. This was going to be addressed as part of amending the contract but Santander are not allowing this. Why were they notified?
Any conveyancing practitioner that is on a Santander approved list is duty bound to inform Santander of any variations to the sale price. If you were to refuse your conveyancing practitioner to report the reduction to Santander then they would have to discontinue acting for you. In addition, Santander and you would have to appoint a new conveyancing practitioner for your conveyancing in Dronfield.
Finally the sale completed on my house in Dronfield last April yet the purchaser is SMS messaging daily to moan that his lawyer is waiting to hear from myconveyancer. What are the post completion sale legalities following completion?
After completion of your disposal your solicitor is committed to forward the transfer deeds and all supplemental paperwork to the purchaser's conveyancer. Depending on the transaction, your solicitor must also confirm that the home loan has been redeemed to the buyers conveyancers. There is unlikely to be post completion formalities peculiar conveyancing in Dronfield.
Have just purchased a repossessed house at auction in Dronfield. Conveyancing is necessary. What is next?
Given that you are now legally bound yourself to purchase you should find a conveyancing solicitor as a matter of priority as you will have a fast approaching deadline in which to complete the conveyancing. All auction property will ordinarily have a corresponding auction set of papers. This should include the copy title deeds, local authority and drainage searches. 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 specific to leasehold premises. You should hand this to the solicitor working for you as soon as possible. You also need to ensure that you have funds in order to complete the transaction on the set completion date.
Last month we had a mortgage agreed in principle with Yorkshire BS. Dronfield conveyancing solicitors are selected. How long does it take for Yorkshire BS to send the offer to the lawyer?
Some lenders take longer than others. Have Yorkshire BS conducted the survey? Have you informed Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
The mortgage over my property is with Yorkshire BS for my property in Dronfield. Conveyancing was finalised a year ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Yorkshire BS?
You must advise Yorkshire BS in advance of letting out your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Yorkshire BS directly. You need not do this via a Yorkshire BS conveyancing panel firm.
Do I need to take out insurance to cover chancel repairs when purchasing a residence in Dronfield?
Unless a previous acquisition of the house completed post 12 October 2013 you can take it that solicitors conducting conveyancing in Dronfield to continue to recommend a chancel search and or insurance against a claim.
Do you have any top tips for leasehold conveyancing in Dronfield from the point of view of saving time on the sale process?
- Much of the frustration in leasehold conveyancing in Dronfield can be reduced where you appoint lawyers the minute your agents start marketing the property and ask them to collate the leasehold documentation needed by the buyers’ conveyancers. If you have had any disputes with your freeholder or managing agents it is essential that these are settled before the property is marketed. The buyers and their solicitors will be reluctant to purchase a property where there is a current dispute. You may need to swallow your pride and pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as over rather than ongoing. If you have carried out any alterations to the residence would they have required Landlord’s permission? Have you, for example installed wooden flooring? Most leases in Dronfield state that internal structural alterations or installing wooden flooring necessitate a licence from the Landlord acquiescing to such works. Where you dont have the consents in place you should not contact the landlord without checking with your solicitor first. If you are supposed to have a share in the Management Company, you should ensure that you are holding the original share certificate. Obtaining a replacement share certificate can be a time consuming process and delays many a Dronfield conveyancing transaction. Where a new share is necessary, you should approach the company officers or managing agents (where applicable) for this sooner rather than later.
Leasehold Conveyancing in Dronfield - A selection of Questions you should consider before buying
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How much is the ground rent and service charge? Is anyone aware of any major works anticipated that will add a premium to the maintenance charges? Best to be warned if a new roof is being installed or some other significant cost is due shortly to be shared amongst the leasehold owners and could well materially increase the the service charges or result in a one off payment.
Some weeks ago I was informed by my lender that their approved lawyers work on no sale no charge basis for conveyancing in Dronfield. Our purchase fell through nevertheless the solicitors want search fees! They are claiming that the fees are seperate!
Dronfield conveyancing search costs are disbursements not legal costs as these are due to independent parties.