We opted for a high street firm for our conveyancing in Rumney recently. After carefully reading the Terms and Conditions I seeI am liable for costs even if our purchase aborts. Should I ditch them and select an internet conveyancing brokerage promising no move no charge conveyancing in Rumney?
It is usually a trade off in that if "No Sale No Fee" is offered then the conveyancing charges will tend to be be more expensive to cover the conveyances that do not go ahead. Please beware that such schemes tend not to protect you from disbursements for example Rumney conveyancing search costs.
I have given 8 weeks notice to my existing landlord and have to be out of my rented apartment in Rumney by 17/12/2024. Conveyancing for my house purchase is progressing. Can I complete in 5 weeks as I wish to avoid having to find short term accommodation?
The normal practice is not to serve notice for your tenancy until exchange of contracts has taken place. Assuming that you have not already done so, update to your solicitor and request that they cajole the owners solicitors, try to a target completion date that everyone will work towards
Can you clarify what the consequences are if my lawyer’s firm is suspended from the TSB Solicitor panel ahead of completing my conveyancing in Rumney?
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.
I am assisting my step-mother sell her flat in Rumney. Does the solicitor arrange an energy performance certificate or it is for me to see to?
Following the demise of HIPs, EPC’s was retained a required part of moving property. An energy assessment should be to hand before the property is marketed. It is not something that conveyancers normally arrange. Where you are instructing a Rumney conveyancing practitioner they may help arrange energy performance certificates given their relationships with reputable local accredited person
Forgive me if this question is silly but I am unexperienced as a first time purchaser of a two bedroom flat in Rumney. Do I collect the keys to the premises on completion from my lawyer? If this is the case, I will instruct a local conveyancing solicitor in Rumney?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the vendor’s conveyancers, and shortly after the monies have arrived, you will be invited to collect the keys from the Estate Agents and start moving into the property. Usually this happens early afternoon.
How can we know in advance if a Rumney conveyancing solicitor on the Aldermore panel is any good?
When it comes to conveyancing in Rumney seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer handling your transaction.
five months have elapsed since my purchase conveyancing in Rumney took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. 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 premises 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'm purchasing my first flat in Rumney benefiting from help to buy. The builders would not budge the price so I negotiated £7000 of fixtures and fittings instead. The sale representative told me not to tell my solicitor about this side-deal as it could put at risk my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.