Last month we had a mortgage agreed in principle with Co-operative. Ripon conveyancing solicitors were chosen. How long does it take for Co-operative to send the offer to the solicitor?
Some lenders take longer than others. Have Co-operative completed the valuation? Have you informed Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have decided to exercise my right to buy my property in Ripon off the council. I have a mortgage agreed with Nationwide. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.
About to purchase house in Ripon. 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 Co-operative 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 Ripon conveyancing practitioner is on the Co-operative conveyancing panel.
Should my conveyancer be raising questions regarding flooding as part of the conveyancing in Ripon.
Flooding is a growing risk for conveyancers carrying out conveyancing in Ripon. Plenty of people will buy a house in Ripon, 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, adequate building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to impart advice on flood risk, but there are a numerous checks that may be initiated by the purchaser or by their conveyancers which should give them a better understanding of the risks in Ripon. The standard property information forms sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the vendor to discover if the premises has suffered from flooding. If flooding has previously occurred and is not disclosed by the owner, then a purchaser may issue a compensation claim resulting from an misleading response. A purchaser’s lawyers will also carry out an enviro search. This should reveal whether there is a recorded flood risk. If so, additional investigations will need to be initiated.
How does conveyancing in Ripon differ for newly converted properties?
Most buyers of new build residence in Ripon approach us having been asked by the developer to sign contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Ripon 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 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 accustomed to new build conveyancing in Ripon or who has acted in the same development.
Due to the guidance of my in-laws I had a survey completed on a house in Ripon ahead of instructing solicitors. I have been advised that there is a flying freehold element to the property. My surveyor has said that some lenders will not give a mortgage on such a premises.
It varies from the lender to lender. Bank of Scotland has different requirements from Halifax. If you call us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Ripon. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ripon to see if the conveyancing will be more expensive.
As co-executor for the estate of my grandmother I am selling a residence in Neath but reside in Ripon. My solicitor (approximately 200 kilometers awayrequires that I execute a statutory declaration prior to completion. Could you suggest a conveyancing lawyer in Ripon to witness and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are Ripon based
Developers have put forward a conveyancing practitioner and I've obtained an estimate from them. They are nearly £250 cheaper than my own Ripon conveyancer. Should I use them?
Housebuilders often have lists of property lawyers who expedite matters and who know the developer’s contract and property lawyer. As many developers offer an inducement to select a preferred property lawyer for this reason, any increased cost can be avoided and a developer won't put forward a conveyancing factory and run the risk of having the transaction stall when they demand an exchange inside a month. The argument for not opting for the recommended lawyer is that they may prove unwilling to fight for your interests for fear of alienating the housebuilder. Where you have concerns that this may be the case you should remain with your high street Ripon conveyancer.