Do the conveyancing solicitors that you recommend conduct attended exchange conveyancing in St Agnes?
We do have a number of conveyancing experts who can conduct 24hr exchanges. You should e-mail us to obtain a costs illustration and details as to dates.
Will conveyancers ask for money up-front for my conveyancing in St Agnes?
If you are buying a property in St Agnes your solicitor will request that you put them with funds to cover the search fees. This will be the total of the cost of the Local Authority Search. If any deposit is as part of the sale price then this should be asked for shortly before contracts are exchanged. The final balance that is due should be transferred a couple of days prior to the completion date.
Forgive me if this question is silly but I am unseasoned as a first time buyer of a two bedroom flat in St Agnes. Do I collect the keys to the house on completion from my conveyancer? If this is the case, I will instruct a High Street conveyancing solicitor in St Agnes?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the vendor’s solicitors, and once they have received this, you should be able to receive the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a St Agnes solicitor on the Coventry BS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
Nottingham have agreed my home loan in principle, my bid on a apartment in St Agnes has been agreed to, what happens next?
Your estate agent will need to be advised as to your conveyancer's details (ensure that the property lawyers are on the lender’s approved list). Telephone Nottingham or your financial adviser and complete any outstanding forms. Nottingham will sellect a valuer who will get in contact with the estate agent or seller to arrange a time for the valuation to take place. Once carried out (assuming no problems) it takes about ten days to receive the mortgage offer. Nottingham will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in St Agnes.
I am downsizing from our home in St Agnes and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any local conveyancer would know this is not the case. It does beg the question why the purchasers are using an online conveyancing outfit as opposed to a conveyancing solicitor in St Agnes. Having lived in St Agnes for 5 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I'm purchasing a new build house in St Agnes with a mortgage from Godiva Mortgages Ltd. The developers refused to move on the amount so I negotiated 6k of additionals instead. The estate agent advised me not inform my lawyer about the side-deal as it would jeopardize my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Should I stop the direct debit for my mortgage with Coventry BS once a completion date for my sale in St Agnes has been set?
No, you should keep meeting any mortgage sums to Coventry BS until the mortgage is repaid out of the proceeds of sale as part of your St Agnes conveyancing.