I selected a local firm for our conveyancing in South Yorkshire last week. Looking through the fine print I notewe are responsible for costs even if our purchase aborts. Should I ditch them and instruct a web based conveyancing brokerage advertising no completion no charge conveyancing in South Yorkshire?
It is usually ‘give and take’ in that if "No Completion No Fee" is available then the fee levels will generally be higher to offset those conveyances that do not go ahead. Also remember that these deals rarely cover disbursements by way of example South Yorkshire conveyancing search charges.
We are soon to exchange on the purchase of a house in South Yorkshire but as a consequence of wreckage from the recent storms I have was able negotiate reparation from the seller of £3k taking the form of a deduction in the price. I had intended this to be dealt with as part of a side agreement but Skipton will not agree to this. Why were they informed?
The lawyer being on a Skipton approved list is duty bound to inform Skipton of any changes to the sale price. If you were to refuse your conveyancer to disclose the price change to Skipton then they would have to discontinue acting for you. In addition, Skipton and you would have to appoint a new conveyancing practitioner for your conveyancing in South Yorkshire.
It is a dozen years since I bought my home in South Yorkshire. Conveyancing solicitors have now been retained on the sale but I can't track down my title deeds. Will this jeopardise the sale?
You need not be too concerned. First there is a possibility that the deeds will be kept by your lender or they could be in the possession of the conveyancers who oversaw the purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring up to date copy of the land registers. Nearly all conveyancing in South Yorkshire relates to registered property but in the unlikely event that your property is not registered it adds to the complexity but is not insurmountable.
Two weeks ago we had a mortgage agreed in principle with Barclays. South Yorkshire conveyancing practitioners were instructed. How long does it take for Barclays to send the offer to the conveyancer?
There is no definitive answer here. Have Barclays done the survey? Have you informed Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Completion of my purchase has taken place for my property in South Yorkshire. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved 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.
At last I have had an offer on an apartment in South Yorkshire accepted, but there is a chain. The owners have placed an offer on somewhere, but it’s not yet tied up, and are looking at other properties in the pipeline. I have selected a local conveyancing solicitor in South Yorkshire. What do I do now? When should I get the mortgage application with Coventry BS started?
It is usual to have anxieties where there is a chain as you are unlikely to want to incur costs too early (mortgage application is in the region of one thousand pounds, then survey, South Yorkshire conveyancing search fees, etc). First, you should ensure that your solicitor is on the Coventry BS approved list. As to the subsequent steps this very much dictated by the circumstances of your case, attraction to this property and on the state of the market. During a hot market many buyers will apply for a home loan with Coventry BS and pay for the valuation and only if it comes back ok would they ask their lawyer to press on with the conveyancing in South Yorkshire.
Should our conveyancer be making enquiries regarding flooding as part of the conveyancing in South Yorkshire.
The risk of flooding is if increasing concern for solicitors carrying out conveyancing in South Yorkshire. Plenty of people will purchase a property in South Yorkshire, fully expectant that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Lawyers are not best placed to impart advice on flood risk, but there are a number of checks that can be carried out by the buyer or on a buyer’s behalf which will give them a better appreciation of the risks in South Yorkshire. The standard completed inquiry forms supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the owner to discover if the property has suffered from flooding. In the event that the premises has been flooded in past which is not notified by the seller, then a purchaser could bring a compensation claim resulting from an misleading reply. A purchaser’s lawyers will also carry out an environmental search. This will indicate if there is any known flood risk. If so, additional inquiries will need to be made.
Over the last few months I have been searching for a ground for flat up to £305k and found one near me in South Yorkshire I like with a park and transport links in the vicinity, however it only has 52 years unexpired on the lease. I can't really find anything else in South Yorkshire in this price bracket, so just wondered if I would be making a grave error buying a short lease?
Should you require a mortgage the remaining unexpired lease term may be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.