Why do I have to pay up front for my conveyancing in Godstone?
If you are buying a property in Godstone your lawyer will ask you put them with funds to cover the search fees. Normally this is needed to cover the fees of the Local Authority Search. If any down payment is payable against the purchase price then this should be asked for shortly before contracts are exchanged. The closing balance that is needed will be payable shortly before completion.
The Godstone conveyancing firm that I appointed last week on my purchase in Godstone have suddenly closed. They were on acting for me because I had to have a solicitor on the Leeds Building Society conveyancing panel and my previous Godstone lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What do I do now?
Assuming that you have an Estate Agent in the equation then inform them straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Leeds Building Society conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to help.
We are getting a further advance on our mortgage from Kent Reliance as we wish to carry out a loft conversion to our house in Godstone. Do we need to appoint a nearby Godstone solicitor on the Kent Reliance conveyancing panel to deal with the legals?
Kent Reliance don't usually appoint firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance panel.
My wife and I are spending time looking at apartments in Godstone and I am now considering a potential offer. Is it sensible to have a conveyancing practitioner on ‘stand by’? I am planning to take a mortgage with UBS.
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. As you are seeking a mortgage with UBS, ask your prospective lawyers if they are on the UBS conveyancing panel otherwise they can't do the mortgage legal work.
I recently had an offer accepted on an apartment in Godstone. My mortgage broker suggested a property lawyer. I paid an advanced payment of £150. Soon after, the conveyancer contacted me to say that they were not on the RBS 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 RBS 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.
Should commercial conveyancing searches reveal proposed roadworks that may impact a commercial property in Godstone?
Many commercial conveyancing solicitors in Godstone will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Godstone. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Godstone.
For each commercial conveyancing transaction in Godstone it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may cause delays to Godstone commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Godstone.
It has been 4 months since my purchase conveyancing in Godstone took place. 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 property lawyers conducting our conveyancing in Godstone has sent documents to review that reveal that the land is unregistered with epitome documents. Surely all property in Godstone should be registered?
Whilst the vast majorities of properties in Godstone are now registered with HMLR there are still some that remain unregistered. Any property in Godstone that has been transferred since the late 1980’s will have been registered at the Land Registry under the compulsory ‘first registration’ scheme. However, if a Godstone property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many Godstone conveyancing solicitors should be able to handle this type of conveyancing but where uncertainty reigns the usual guidance presently is for the seller to register it first and subsequently deal with the disposal - this this chain of events will cause a significant delay.