I am due to complete on the purchase of a house in Woodlands but as a result of damage from the recent storms I have managed to agree compensation from the owner of three thousand pounds in the form of a deduction in the price. I had intended this to be addressed as part of a side agreement however Santander are not allowing this. Why were they informed?
The conveyancer being on a Santander approved list is obliged to disclose to Santander of any variations to the purchase 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 Woodlands.
We are planning to acquire a flat and require a conveyancing solicitor in Woodlands who is on the Yorkshire BS approved panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Yorkshire BS . We don't recommend any particular firms conducting conveyancing in Woodlands.
My bid for a property was accepted at auction in Woodlands. Conveyancing is required. What is next?
Given that you are now exchanged you now have to hire the services of a conveyancing lawyer quickly as you now have a tight a fixed date to complete the conveyancing. An auction property should have an associated auction set of papers. This will likely include most,if not all of the documents that your lawyer requires. Where you are dealing with leasehold property the conveyancing papers may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You need to pass this on to the lawyer working for you as soon as possible. You also need to ensure that that you have the requisite funding organised to complete on the date specified in the contract.
We are due to move house in April. Will my conveyancing solicitor call the removal company on the completion day. As an aside, can you suggest a removal company in Woodlands. Conveyancing firm was found before I stumbled across your page.
On the day of completion you can collect the keys from the property agent but this should only be done when the sellers conveyancers inform the agent that they acknowledge receipt of the completion payment and the keys can be released. Subsequently you will need to inform the removal men that you are ready to move in. As a matter of policy we do not suggest a specific removal company but can help you locate a conveyancing in Woodlands or a legal practice that specialises in conveyancing in Woodlands.
It is not clear whether my lender requires a lease extension. I have telephoned my Woodlands bank branch on a couple of occasions and was told they are content with the situation and they would lend. My Woodlands conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they would not lend based on their specific requirements. Who do I believe?
As long as the property lawyer is on the lender panel, they must comply with the CML Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
How does conveyancing in Woodlands differ for newly converted properties?
Most buyers of new build residence in Woodlands approach us having been asked by the seller to sign contracts and commit to the purchase even before the premises is built. This is because new home sellers in Woodlands typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Woodlands or who has acted in the same development.
My husband and I are four weeks into a leasehold purchase having been recommend to a firm by the selling agent to carry out the conveyancing in Woodlands. I am not happy. Could you you assist me in finding new conveyancers?
They would have to be very poor in order to consider changing them. Has your mortgage been generated? If so you must advise them of the new solicitor and have the mortgage documents are re-issued. Your new conveyancer should be on the lenders approved list to avoid escalating charges and frustration. So that should be your starting point. Our search tool should assist you in finding a bank approved conveyancer for your home move in Woodlands
At what point do I pay stamp duty due for my Woodlands house purchase?
The majority of property lawyers will fill out a stamp duty return for you as part of your Woodlands purchase transaction for signature. On completion your conveyancer will submit the STL Return Form to the Tax Authorities and - assuming they have the money - discharge any Stamp Duty payable for you.