My wife and I are about to complete on the purchase of a property in Beccles but as a result of wreckage from some water damage at the property I have was able negotiate reparation from the current proprietors in the sum of three thousand pounds taking the form of a adjustment in the price. I had intended this to be dealt with as part of a side agreement however Lloyds will not agree to this. Why were they informed?
Your solicitor that is on a Lloyds approved list is duty bound to inform Lloyds of any variations to the sale price. If you were to refuse your conveyancing practitioner to disclose the price change to Lloyds then they would have to discontinue acting for you. In addition, Lloyds and you would have to appoint a new conveyancing practitioner for your conveyancing in Beccles.
We see that you have a post code search directory listing firms on the Barclays conveyancing panel. Do companies pay you a commission if I instruct them for our own conveyancing in Beccles?
We are a listing service only for law firms wishing to communicate if they are on the Barclays conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Beccles.
I am considering mortgaging my property in Beccles, does my lawyer need to be on the Yorkshire BS Solicitor panel?
In theory, you could use a solicitor that is not on the Yorkshire BS conveyancing panel, but Yorkshire BS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
How does conveyancing in Beccles differ for new build properties?
Most buyers of new build property in Beccles come to us having been asked by the builder to exchange contracts and commit to the purchase even before the house is completed. This is because house builders in Beccles 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 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 used to new build conveyancing in Beccles or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Beccles is the location of the property. Can you shed any light on this issue?
Flying freeholds in Beccles are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Beccles you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Beccles may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
As co-executor for the will of my father I am selling a residence in Neath but live in Beccles. My conveyancer (approximately 260 kilometers from meneeds me to execute a statutory declaration before the transaction finalising. Can you recommend a conveyancing practitioner in Beccles who can witness this legal document for me?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are located in Beccles