Completed the sale of my flat in Redfield last October but our buyer keeps whats apping daily to moan that her conveyancer is waiting to hear from mylawyer. What are the post completion sale formalities now that I have sold?
Following your disposal your solicitor is committed to send the transfer documentation and all additional paperwork to the purchaser's conveyancer. Where appropriate, your lawyer must also evidence that the legal charge in favour of the lender has been paid off to the purchasers solicitors. There is unlikely to be post completion formalities specific conveyancing in Redfield.
Intending to buy a maisonette in Redfield. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Redfield conveyancing practitioner is on the Coventry BS conveyancing panel.
I have instructed a Redfield solicitor having made sure that they are on the Virgin Money conveyancing panel. Does my lawyer arrange the survey of the property?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Redfield postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Redfield.
Santander have agreed my mortgage in principle, my bid on a flat in Redfield has been accepted, now what?
The estate agent will need to know who your solicitors are (be sure the property lawyers are on the lender’s approved list). Call up Santander or the broker and complete any relevant documentation. Santander will instruct a valuer who will get in contact with the selling agent or vendor to book an appointment. Once carried out (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. Santander 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 Redfield.
Will commercial conveyancing searches disclose proposed roadworks that may impact a commercial property in Redfield?
Many commercial conveyancing solicitors in Redfield will conduct a SiteSolutions Highways report as it reduces the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Redfield. The search result provides definitive information 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 Redfield.
For each commercial conveyancing transaction in Redfield it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Redfield commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Redfield.
I am buying my first flat in Redfield with a mortgage from The Royal Bank of Scotland. The developers refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep advised me not inform my conveyancer about this side-deal as it may affect my mortgage with The Royal Bank of Scotland. Should I keep quiet?.
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.
Over the last few months I have been searching for a ground for flat up to £235,500 and found one close by in Redfield I like with open areas and transport links in the vicinity, the downside is that it's only got 49 years unexpired on the lease. I can't really find anything else in Redfield in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
Should you require a home loan the remaining unexpired lease term may be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.
We're novice buyers - agreed a price, but the agent told us that the vendor will only issue a contract if we instruct the agent's chosen lawyers as they are insisting on an ‘expedited deal’. We would rather use a high street solicitor who is accustomed to conveyancing in Redfield
It is unlikely the owners are driving this. If they want ‘a quick sale', alienating a serious purchaser is counter productive. Bypass the agents and go straight to the sellers and explain that (a)you are motivated purchasers (b)you are ready to progress, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you intend to appoint your own,trusted Redfield conveyancing lawyers - not the ones that will provide the estate agent a commission or hit his conveyancing thresholds demanded by HQ.