We hired a Rufford based firm for my conveyancing in Rufford last week. Upon checking the terms of engagement it is apparent thatwe are responsible for fees even where the transaction does not complete. Should I ditch them and instruct an on-line firm advertising no move no charge conveyancing in Rufford?
Generally there is a concession along the lines that if "No Completion No Fee" is advertised then the fee levels will generally be more expensive to cover those cases that do not go ahead. Please beware that these schemes tend not to cover expenditure e.g. Rufford conveyancing search charges.
I am buying a end of terrace house in Rufford. The intention is to carry out an extension to the side at the house.Will the conveyancing process involve checks to ascertain if these works were previously refused?
Your solicitor will review the registered title as conveyancing in Rufford will sometimes identify restrictions in the title documents which restrict categories of alterations or necessitated the permission of another owner. Certain additions need local authority planning consent and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
The formalities of my remortgage has taken place for my property in Rufford. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Having digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Rufford solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland 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. You may wish to consider appointing your own Rufford surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
How does conveyancing in Rufford differ for new build properties?
Most buyers of new build or newly converted property in Rufford come to us having been asked by the builder to sign contracts and commit to the purchase even before the house is constructed. This is because house builders in Rufford tend to buy the real estate, 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 Rufford or who has acted in the same development.
I have been on the look out for a flat up to £305k and identified one close by in Rufford I like with a park and transport links in the vicinity, however it's only got 49 years on the lease. There is not much else in Rufford for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a mortgage the remaining unexpired lease term will likely be problematic. Discount the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.
How do I locate a Rufford solicitor on the National Westminster Bank conveyancing panel? I have wheels and am happy to travel upto 25kilometers to meet the lawyer.
Feel free to make use of the facility on this page. Please select a bank and your location and you will see a number of Rufford conveyancing lawyers based on proximity. We have listed some Rufford conveyancing firms towards the end of this page and you can telephone them to check whether they are on the National Westminster Bank member panel
When it comes to my conveyancing in Rufford should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Rufford conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the lawyer's time in submitting the funds this way.