I am soon to exchange on the purchase of a house in Kempston but as a result of damage from a small fire at the property I have managed to agree recompense from the owner in the sum of six thousand pounds in the form of a reduction in the price. I had intended this to be addressed as part of the conveyancing process however Barclays are not allowing this. Should they have been informed?
Any lawyer being on a Barclays approved list is duty bound to advise Barclays of any variations to the sale price. If you were to refuse your conveyancer to disclose the reduction to Barclays then they would have to discontinue acting for you. In addition, Barclays and you would have to appoint a new conveyancing practitioner for your conveyancing in Kempston.
Will commercial conveyancing searches disclose planned roadworks that may affect a commercial premises in Kempston?
Its becoming the norm that commercial conveyancing solicitors in Kempston will carry out a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Kempston. The report sets out 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 Kempston.
For each commercial conveyancing transaction in Kempston it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could cause delays to Kempston commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Kempston.
I acquired my house on 14 July and the transaction details are still not registered. Should I be concerned? My conveyancing solicitor in Kempston expressed confidence that it should be recorded in a couple of weeks. Are transfers in Kempston particularly slow to register?
There is nothing unique about conveyancing in Kempston registration formalities. As opposed to being determined by geographic area, timeframes can differ depending on who lodges the application, whether it is in order and if the Land registry must send notices to any interested parties. Currently in the region of three quarters of submission are completed in less than three weeks but occasionally there can be extensive hold-ups. Registration takes place after the purchaser has moved in to the premises thus 'speed' is not always primary concern yet where there is a degree of urgency associated with the registration then you or your conveyancer could communicate with the Registry to express the reasoning for an expedited registration.
How does conveyancing in Kempston differ for newly converted properties?
Most buyers of new build premises in Kempston come to us having been asked by the builder to sign contracts and commit to the purchase even before the residence is built. This is because new home sellers in Kempston typically buy 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 Kempston or who has acted in the same development.
Should I be concerned that third parties that I am dealing with are encouraging me to use an online conveyancing firm as opposed to a High Street Kempston conveyancing company?
As with lots of professional services, often recommendations from relatives can be extremely useful or valuable. But there are lots of people with a keen interest in a conveyancing deal; estate agents, mortgage brokers and banks may suggest solicitors to select. On occasion these solicitors might be known to one of the organisations as one of the best in their field, but sometimes there may be a financial incentive behind the recommendation. You are at liberty to choose your preferred conveyancer. Don't forget that some lenders specify a panel list of solicitors you have to use for the lender aspect of your home move.
My wife and I purchased a leasehold house in Kempston. Conveyancing and Platform Home Loans Ltd mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1993. The conveyancing solicitor in Kempston who acted for me is not around. Do I pay?
First make enquiries of the Land Registry to make sure that this person is in fact the registered owner of the freehold reversion. There is no need to instruct a Kempston conveyancing firm to do this as you can do this on the Land Registry website for £3. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Kempston Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to buying
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It is important to be aware if changing the roof or some other significant cost is pending that will be shared amongst the tenants and will materially impact the level of the service fees or necessitate a one time payment. Please inform me if there are any major works anticipated that will likely increase the service fees? How many years remain on the lease?