When can the exchange of contracts happen for domestic conveyancing in Ruxley and do I need to be at the solicitors office?
If you are local to one of the conveyancing solicitors in Ruxley you are welcome to attend to sign the paperwork. That being said, the law practices we recommend provide a countrywide conveyancing service and give as equally comprehensive and professional a job for you when dealing with you digitally. The signing of the contract is not the point of no return. Signing on the dotted line simply enables the solicitor to exchange contracts when the time is right, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Ruxley)to be in the office available at the end of the phone to exchange contracts.
Please explain the implications if my lawyer’s firm is expelled from the Kent Reliance Conveyancing panel ahead of completing my conveyancing in Ruxley?
The first thing to point out is that, 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'm purchasing my first flat in Ruxley with a mortgage from National Westminster Bank. The sellers refused to move on the amount so I negotiated 6k of additionals instead. The house builders rep advised me not disclose to my lawyer about this extras as it could jeopardize my mortgage with National Westminster Bank. Do I keep my lawyer in the dark?.
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.
Due to the guidance of my in-laws I had a survey completed on a property in Ruxley ahead of retaining solicitors. I have been told that there is a flying freehold element to the property. The surveyor advised that some mortgage companies will not issue a loan on such a property.
It depends who your proposed lender is. Santander has different requirements from Nationwide. If you e-mail us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Ruxley. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ruxley to see if the conveyancing will be more expensive.
I am downsizing from my property. My previous solicitors closed down. I am in need of a recommendation of a conveyancing firm. I happen to live in Ruxley if that affects matters.
Please use our search tool to help you choose a solicitor for your conveyancing in Ruxley. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.
I have just appointed agents to market my ground floor flat in Ruxley.Conveyancing has not commenced however I have just received a yearly service charge invoice – should I leave it to the buyer to sort out?
The sensible thing to do is clear the maintenance contribution as normal given that all ground rent and service payments should be apportionedon completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially