What happens if my solicitor is removed from the Kent Reliance Conveyancing panel ahead of completing my conveyancing in Ripley?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
2 months have gone by following my purchase conveyancing in Ripley completed. I have checked the Land Registry site which shows that I paid £175,000 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 residence 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.
How does conveyancing in Ripley differ for newly converted properties?
Most buyers of new build property in Ripley contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is completed. This is because developers in Ripley usually 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 used to new build conveyancing in Ripley or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a house in Ripley ahead of retaining solicitors. I have been informed that there is a flying freehold overhang to the property. My surveyor has said that some mortgage companies tend not give a loan on a flying freehold house.
It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Ripley. Conveyancing will be smoother if you use a solicitor in Ripley especially if they regularly deal with such properties in Ripley.
I have been advised by numerous estate agents in Ripley to choose a conveyancer on your site. What’s the financial advantage for Estate Agents to market your services rather than a competitor’s?
We don’t give any commission for pointing buyers and sellers in our direction. We found it would be just too difficult to pay a commission as members of the public would think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
What type of premises does your Ripley conveyancing estimates apply to?
The quotes issued are only relevant to standard domestic property in England & Wales. Where you have any different requirements such as industrial or agricultural land or commercial conveyancing in Ripley please contact us to discuss your requirements .