We are soon to complete on the purchase of a house in Rogiet but as a result of wreckage from some water damage at the property I have managed to agree reparation from the owner of three thousand pounds taking the form of a reduction in the price. I had intended this to be addressed as part of a side agreement but Co-operative will not agree to this. Should they have been involved?
The lawyer that is on a Co-operative approved list is obliged to advise Co-operative of any variations to the sale price. If you prohibit your property lawyer to disclose the price change to Co-operative then they would have to discontinue acting for you. In addition, Co-operative and you would have to appoint a new conveyancing practitioner for your conveyancing in Rogiet.
We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel solicitor as I would much rather appoint a Rogiet based conveyancing firm?
You should check but the chances are that appoint one of their panel solicitors should you take up the "fee-free" deal. Speak to the lender and check if they offer you a cash alternative. In the past a few lenders offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor near Rogiet.
After much negotiation I have agreed a price on an apartment in Rogiet. My mortgage broker pressured me to appoint their lawyer. I paid an upfront payment of £225. Not long after, the conveyancing practitioner contacted me sheepishly admitting that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have instructed a Rogiet conveyancing practitioner having checked that they are on the Principality conveyancing panel. Does my lawyer arrange the survey of the property?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality 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 Rogiet postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Rogiet.
HSBC have agreed my home loan in principle, my bid on a flat in Rogiet has been accepted, what are the next steps?
Your estate agent will need to be advised as to your conveyancer's details (be sure the property lawyers are on the bank’s panel). Telephone HSBC or the financial adviser and complete any relevant paperwork. HSBC will instruct a valuer who will get in contact with the selling agent or seller to schedule an appointment. Once conducted (assuming no problems) it takes on average a fortnight to get a mortgage offer. HSBC will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Rogiet.
It has been 3 months following my purchase conveyancing in Rogiet took place. I have checked the Land Registry website 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 property 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've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Rogiet is where the house is located. What do you suggest?
Flying freeholds in Rogiet are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Rogiet you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rogiet may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My intention is to purchase a ground floor flat in Rogiet. Conveyancing lawyer is waiting for, from the seller, building insurance paperwork. I was told today I was informed that the owner must forward the insurance schedule for the flat above also. Why would my solicitor want to review the insurance for the other flat? Is it strictly necessary? We have been waiting for the previous 4 weeks…
It is not unheard of in leasehold conveyancing in Rogiet to find Conveyancing in Rogiet in a minority of cases reveals that the lease requires the leasehold owners to insure their individual flats as opposed to the landlord insuring the whole property - which is definitely better. You should clarify with your property lawyer but it would seem that your solicitor is attempting to verify that the entire building is insured. Insuring your residence is no help when it comes to rebuilding after a fire if the 1st floor cannot be rebuilt as a result of lack of insurance.