I am in a contract race with another prospective purchaser for a property in Northamptonshire. What can I do to speed up the legal process?
In the event that the seller is applying a tight deadline for your conveyancing it is highly recommended that your conveyancer is familiar with the area as they will have local relationships and knowledge. It is possible that they would have conducted previoushouses in the same street. You would be best advised to use a Northamptonshire conveyancing firm. In addition, ensure that the lawyer is on the member panel. It is understood that 18% of Northamptonshire conveyancing deals are frustrated or derailed after finding out that a purchaser’s conveyancer was not on their mortgage lender’s member panel. In many cases this discovery resulted in the legal transfer of property being delayed by an average of three weeks. It is believed that this issue affects in the region of 100,000 home moves annually. Almost all Northamptonshire conveyancing firms can not represent certain mortgage companies so do check at the outset.
What is your number one tip for choosing a conveyancing solicitor in Northamptonshire
It would be unwise to be seduced by the lowest Northamptonshire conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
Is it the case that all Northamptonshire solicitors on the UBS conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the UBS conveyancing panel they would need to be governed by the SRA. The majority of banks do list licenced conveyancers on their panel and in that case the firms would be regulated by the Council of Licensed Conveyancers.
I am expecting a OIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Northamptonshire solicitors on the Kent Reliance conveyancing panel, or is it better to go independently?
You will need to appoint Northamptonshire solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
What can a local search inform me regarding the house my wife and I buying in Northamptonshire?
Northamptonshire conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search organisations for instance Onsearch The local search plays a central part in most Northamptonshire conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your property. The search should provide information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.
I'm purchasing my first flat in Northamptonshire benefiting from help to buy. The developers would not move on the price so I negotiated five thousand pounds worth of extras instead. The property agent told me not reveal to my lawyer about this deal as it could affect my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Due to the advice of my in-laws I had a survey completed on a property in Northamptonshire prior to instructing lawyers. I have been informed that there is a flying freehold overhang to the property. The surveyor has said that some banks tend not give a loan on this type of premises.
It depends who your proposed lender is. Lloyds has different requirements from Birmingham Midshires. If you call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Northamptonshire. Conveyancing may be slightly more expensive based on your lender's requirements.
How do I use your search tool to get a quote from a conveyancing solicitor in Northamptonshire on the authorised to act for my mortgage?
First select a mortgage company such as Barclays , The Mortgage Works or Britannia then specify your location for example Northamptonshire. Conveyancing practices in Northamptonshire and across England and Wales will then be shown.