As a novice what is the most important number one tip you can give me regarding purchase conveyancing in Ravensthorpe?
You may not hear this from too many lawyers but conveyancing in Ravensthorpe and elsewhere in West Yorkshire is an adversarial process. Put another way, when it comes to conveyancing there exists plenty of opportunity for confrontation between you and others involved in the legal transfer of property. E.g., the seller, estate agent and even potentially the mortgage company. Choosing a law firm for your conveyancing in Ravensthorpe should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the process whose responsibility is to look after your legal interests and to protect you.
Every so often a third party with a vested interest may try and sway you that you should follow their advice. For instance, the selling agent may claim to be helping by claiming that your conveyancer is slow. Or your mortgage broker may tell you to do something that is contrary to your solicitors advice. You should always trust your lawyer above all other parties in the home moving process.
My partner and I are close to exchanging contracts on the sale of our home in Ravensthorpe and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A local conveyancer would know this is not the case. It does beg the question why the purchasers used a web based conveyancing practice rather than a conveyancing solicitor in Ravensthorpe. We have lived in Ravensthorpe for 4 years we know of no issue. Is it a good idea to get in touch with our local Authority to seek confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
It has been 4 months since my purchase conveyancing in Ravensthorpe completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. 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 Ravensthorpe with a mortgage from Accord Mortgages Ltd. The developers refused to budge the amount so I negotiated £7000 of extras instead. The property agent suggested that I not reveal to my solicitor about this extras as it would jeopardize my mortgage with the lender. Should I keep quiet?.
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.
I decided to have a survey carried out on a property in Ravensthorpe prior to appointing solicitors. I have been informed that there is a flying freehold overhang to the property. My surveyor advised that some mortgage companies tend refuse to grant a mortgage on this type of property.
It depends who your proposed lender is. Santander has different instructions for example to Nationwide. If you call us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ravensthorpe. Conveyancing may be slightly more expensive based on your lender's requirements.
I have been recommended by a number of property agents in Ravensthorpe to select a property lawyer on your site. Is there a financial upside for Estate Agents to market your site over alternative conveyancing organisations?
We refuse to make any commission for sending work in our direction. We found it would be just too difficult a fee as members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.