Having been referred to your company we were going to use a conveyancing solicitor in Martock endorsed by you but have come across alternative fee calculations on the internet seem cheaper – why is this?
One can find hundreds of conveyancers offering at first sight what seems to be cut price. You should give due consideration about how important this transaction is to you that you are willing to be penny wise pound foolish over the standard of the conveyancing. Some embed extras deep into the terms of engagement. The solicitors that we list for conveyancing in Martock will notbehave this way.
When it comes to lenders such as Barclays, do Martock conveyancing practitioners have to pay an annual charge to be on the list of approved solicitors?
We are not aware of any mortgage company fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
We expect to receive a OIP from Coventry BS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Coventry BS recommend any Martock solicitors on the Coventry BS conveyancing panel, or is it better to go independently?
You will need to appoint Martock solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
Clydesdale have agreed my home loan in principle, my offer on a apartment in Martock has been accepted, now what?
Your estate agent will need to be informed of your property lawyer's details (ensure that the conveyancing practitioners are on the lender’s approved list). Telephone Clydesdale or the financial adviser and finalise any relevant documentation. Clydesdale will appoint a valuer who will get in touch with the estate agent or seller to book a slot for the valuation to take place. Once conducted (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Clydesdale will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Martock.
Should my solicitor be asking questions about flooding during the conveyancing in Martock.
Flooding is a growing risk for lawyers dealing with homes in Martock. There are those who acquire a property in Martock, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Solicitors are not best placed to give advice on flood risk, but there are a number of checks that may be undertaken by the buyer or by their conveyancers which should give them a better appreciation of the risks in Martock. The conventional set of property information forms given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a usual question of the vendor to discover whether the property has suffered from flooding. In the event that the premises has been flooded in past which is not disclosed by the owner, then a buyer could bring a claim for damages resulting from an misleading reply. A purchaser’s conveyancers should also carry out an enviro search. This will disclose if there is a recorded flood risk. If so, more detailed investigations should be made.
Are there restrictive covenants that are commonly picked up during conveyancing in Martock?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Martock. 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…’
How does conveyancing in Martock differ for new build properties?
Most buyers of new build or newly converted property in Martock approach us having been asked by the seller to exchange contracts and commit to the purchase even before the property is built. This is because house builders in Martock typically buy the site, 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 property lawyers 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 Martock or who has acted in the same development.
I am on look out for some leasehold conveyancing in Martock. Before diving in I would like to find out the unexpired term of the lease.
If the lease is registered - and almost all are in Martock - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Leasehold Conveyancing in Martock - Examples of Queries before buying
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You should be aware if it is fewer than 80 years it will impact the salability of the apartment. It is worth checking with your lender that they are happy with residual term of the lease. A short lease means that you will probably need a lease extension at some point and you need to have some idea of what this will be. For most Martocklease extensions you will need to own the premises for a couple of years in order to be legally able to carry out a lease extension. What prohibitions are contained in the Martock Lease? Are there any major works in the planning that will add a premium to the maintenance charges?