Completed the sale of my flat in Baldock last June yet the purchaser is whats apping daily to say his conveyancer is waiting to hear from mysolicitor. What should my lawyer have done now that I have sold?
After completion of your disposal your conveyancer should deliver the transfer deeds and all additional paperwork to the purchaser's conveyancer. Where relevant, your lawyer should also confirm that the legal charge in favour of the lender has been paid off to the buyers conveyancers. There are no post completion requirements just for conveyancing in Baldock.
How can we tell if a Baldock conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Baldock obtaining recommendations is a sensible 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 advocate that you speak with the solicitor conducting your conveyancing.
We have agreed to purchase a house in Baldock. One unusual aspect is that the roof has a solar panel. Nottingham have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Nottingham your lawyer must check the conveyancing requirements outlined in Part 2 of UK Finance Lenders’ Handbook for Nottingham. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and lawyers are required to report to Nottingham where a lease fails to satisfy these conditions. The provisions relate to the installation of panels on properties in England and Wales and is not limited to Baldock.
The mortgage over my property is with Skipton for my property in Baldock. Conveyancing has been completed months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Skipton?
You must advise Skipton in advance of letting out your property as this is likely to be a breach of Skipton’s mortgage conditions. It may be that Skipton will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. It should not be necessary to do this via a Skipton conveyancing panel firm.
Various internet forums that I have frequented warn that are a common reason for obstruction in Baldock conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of hindrances in the conveyancing process. Local searches are not likely to be the root cause of holding up conveyancing in Baldock.
How does conveyancing in Baldock differ for new build properties?
Most buyers of new build residence in Baldock come to us having been asked by the developer to sign contracts and commit to the purchase even before the property is built. This is because developers in Baldock tend to purchase the land, 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 conveyancers 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 used to new build conveyancing in Baldock or who has acted in the same development.
I decided to have a survey done on a house in Baldock before instructing conveyancers. I have been told that there is a flying freehold overhang to the house. My surveyor advised that some banks will not grant a mortgage on this type of home.
It depends who your proposed lender is. Bank of Scotland has different instructions from Halifax. Should you wish to telephone us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Baldock. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Baldock to see if the conveyancing will be more expensive.
I have been advised by various family members to expect 6-8 weeks for Baldock conveyancing to complete.This was four weeks ago. The property information was only sent from the vendors property lawyer last week so now does it countdown?
There is no definitive time frame for conveyancing in Baldock. Conveyancing is subject to many variable. Baldock conveyancing searches alone may take up to month to be returned.