My wife and I are soon to complete on the purchase of a house in Rufford but as a consequence of damage from some water damage at the property I have was able negotiate compensation from the vendor in the sum of £2k taking the form of a deduction in the price. I had intended this to be addressed as part of the conveyancing process but Santander are not allowing this. Why were they approached?
The conveyancing practitioner that is on a Santander conveyancing panel is obliged to inform Santander of any amendments to the sale price. If you prohibit your conveyancer to disclose the price change to Santander then they would have to discontinue acting for you. In addition, Santander and you would have to appoint a new conveyancer for your conveyancing in Rufford.
Can you clarify what the consequences are if my lawyer’s firm is suspended from the Lloyds Solicitor panel ahead of completing my conveyancing in Rufford?
First, this is very unlikely to happen. 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 at a cost.
About to purchase a new build flat in Rufford. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Rufford
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? There must be mutual enforceability of lessee’s covenants. Please supply a car parking plan. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what should have been a quick, chain free conveyancing. Rufford is the location of the property. Can you shed any light on this issue?
Flying freeholds in Rufford are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Rufford you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rufford may decide 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 residence.
I need to instruct a conveyancing solicitor for my conveyancing in Rufford. I have chance upon a web site which appears to be the ideal answer If it is possible to get all this stuff completed via phone that would be preferable. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
My in 2007. He has since got wed, widowed and has recently remarried. He now intends to dispose of the Rufford property. I suspect that he will simply be asked to provide a copy of the marriage certificates to the conveyancer but he is worried it will delay the conveyancing. Should he instruct a lawyer to update the Land Registry documents for the property?
It is not absolutely necessary to bring up to date the register on the basis that you have the proof needed to show how the name change resulted.
The buyer’s property lawyer will review the registered entries and need evidence to establish the change of name for instance marriage certificates.