Forgive me if this question is silly but I am unexperienced as a first time purchaser of a ground floor flat in Filey. Do I collect the keys to the property on completion from my lawyer? If this is the case, I will use a High Street conveyancing solicitor in Filey?
On the day of completion you do not need to go to the conveyancers office in Filey. Your solicitors will electronically transfer the completion advance to the owner’s conveyancers, and once they have received this, you should be invited to receive the keys from the property Agents and move into your new home. This tends to happen between 1 and 3pm.
I recently had an offer agreed on a house in Filey. My financial adviser pressured me to appoint their conveyancing practitioner. I paid an advanced payment of £175. A couple of days later, the property lawyer called me embarrassingly acknowledging that they were not on the Bank of Ireland conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Bank of Ireland panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
At last I have had an offer on a maisonette in Filey agreed to, but there is a chain. The owners have placed an offer on a flat, but it’s not been accepted yet, and are looking at other apartments in the pipeline. I have selected a high street conveyancing solicitor in Filey. What do I do now? When should I get the mortgage application with TSB started?
It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx one thousand pounds, then valuation, Filey conveyancing search charges, etc). First, you must ensure that your conveyancing practitioner is on the TSB approved list. Concerning the subsequent stages this very much depends on the circumstances of your case, desire for the property and on the state of the market. In a buoyant market the majority of home buyers will apply for a home loan with TSB and pay for the valuation and only if it comes back ok would they pay their lawyer to press on with the conveyancing in Filey.
My partner and I are intent on selling our home in Filey and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A local lawyer would know that there is no such problem. For the life of me I don't know why the buyers used a national conveyancing outfit as opposed to a conveyancing solicitor in Filey. We have lived in Filey for three years we know of no issue. Do we contact our local Authority to get clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
Are there restrictive covenants that are commonly picked up during conveyancing in Filey?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Filey. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm buying my first flat in Filey with a mortgage from HSBC Bank. The developers refused to reduce the amount so I negotiated 6k of additionals instead. The estate agent advised me not to tell my conveyancer about the extras as it may impact my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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 what way does the Landlord & Tenant Act 1954 affect my business property in Filey and how can you help?
The 1954 Act provides protection to commercial lessees, granting the right to apply to court for a renewal lease and continue in occupation at the end of the lease term. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Filey is one of our many areas of the UK in which our lawyers are based
I need to appoint a conveyancing solicitor for purchase conveyancing in Filey. I happened to discover a web site which seems to have the perfect offering If it is possible to get all formalities completed via phone that would be preferable. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?