I have given 2 months notice to my existing landlord and must vacate my let out property in Herne Bay by the end of next month. Conveyancing for my house purchase has just started. How realistic is it to complete in a couple of weeks as don't want to have to move into temporary accommodation?
Generally one should not give notice on a rental unless your lawyer suggests that you should. If you have not already done so, notify to your lawyer and request that they seek the assistance the other side, try to get a realistic time scale from them that all parties will look to achieve
I am assisting my aunt sell her flat in Herne Bay. Does the conveyancing solicitor order an energy assessment or do I organise this?
After the demise of Home Information Packs, energy assessments was retained a required component of moving property. An energy performance certificate needs to be commissioned in advance of the property being marketed. It is not as aspect of the sale process that solicitors normally organise. Where you are using a Herne Bay conveyancing solicitor they might help arrange energy performance certificates due to their relationships with reputable Herne Bay energy assessors
I'm in the process of viewing flats in Herne Bay and I am about to put in an offer. Is it advisable to have a conveyancing practitioner on ‘stand by’? I intend to finance via a mortgage with Yorkshire BS.
It would be prudent to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are obtaining a mortgage with Yorkshire BS, make sure you remember to check that your lawyer is on the Yorkshire BS conveyancing panel.
Yorkshire BS have agreed my mortgage in principle, my bid on a property in Herne Bay has been agreed to, what are the next steps?
The property agent will want to be advised as to your conveyancer's details (ensure that the property lawyers are on the bank’s approved list). Telephone Yorkshire BS or your financial adviser and finish off any relevant documentation. Yorkshire BS will sellect a valuer who will get in touch with the estate agent or seller to book a time for the valuation to happen. Once conducted (assuming no problems) it takes about a week for the mortgage offer to be issued. Yorkshire BS will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Herne Bay.
It has been 3 months since my purchase conveyancing in Herne Bay concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. 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 premises 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.
I'm purchasing my first flat in Herne Bay with the aid of help to buy. The developers refused to move on the price so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not disclose to my conveyancer about this side-deal as it would impact my mortgage with Alliance & Leicester . Do I keep my lawyer in the dark?.
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.
Do I need to be wary that estate agents that I am dealing with are encouraging me to use a national conveyancing firm as opposed to a High Street Herne Bay conveyancing practice?
As is the case with many professional services, often referrals from connections can be very helpful. Nevertheless there are lots of players in a conveyancing transaction; estate agents, mortgage brokers and lenders may put forward lawyers to choose. On occasion the lawyers might be known to one of the organisations as one of the best in their field, but occasionally there exists a commercial relationship behind the endorsement. You have the discretion to select your preferred conveyancer. You need to be aware that some banks specify a panel list of solicitors you must use for the mortgage aspect of your home move.
We're novice buyers - had an offer accepted, yet the selling agent told us that the seller will only proceed if we use their recommended solicitors as they need an ‘expedited deal’. We would rather use a family conveyancer used to conveyancing in Herne Bay
We suspect that the seller is unaware of this requirement. If they desire ‘a quick sale', turning down a motivated buyer is going to damage their objectives. Contact the vendors directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you wish to move quickly (e)but you are going to instruct your preferred Herne Bay conveyancing lawyers - rather thanthe ones that will provide their negotiator at the agency a kickback or hit his conveyancing targets pre-set by senior management.