I have given 8 weeks notice to my existing landlord and must leave my let out apartment in Bellingham by the end of next month. Conveyancing for my house purchase is underway. How realistic is it to complete in three weeks as I wish to avoid having to move into temporary accommodation?
Generally one should not serve notice on a rental unless you have exchanged. Assuming that you have not already done so, update to your lawyer and request that they seek the assistance the sellers side, try to an agreed time frame that everyone will look towards
As a novice what is the most important advice you can give me about purchase conveyancing in Bellingham?
Not many law firms or advisers will tell you this but conveyancing in Bellingham or throughout South East London is an adversarial process. Put another way, when it comes to conveyancing there exists plenty of opportunity for friction between you and other parties involved in the ownership transfer. E.g., the vendor, estate agent and on occasion a mortgage company. Choosing a solicitor for your conveyancing in Bellingham is a critical decision as your conveyancer is your adviser, and is the ONE person in the legal process whose role it is to look after your best interests and to keep you safe.
There is a definite ongoing adversarial element to conveyancing- someone must be at fault for the process taking so long. We recommend that you should always trust your lawyer above all other players when it comes to the legal assignment of property.
The Bellingham conveyancing solicitors that just started acting on my house acquisition in Bellingham have without warning shut down. I chose them because I needed a solicitor on the Skipton conveyancing panel and my previous Bellingham lawyer was not. I gave my credit card details for them to take £195 for searches. What are my options?
If you have an estate agent involved then let them know immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Skipton conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.
I acquired my house on 2 August and my personal details are still not registered. Should I be concerned? My conveyancing solicitor in Bellingham expressed confidence that it would be registered in a couple of weeks. Are titles in Bellingham uniquely lengthy to register?
There is nothing unique about conveyancing in Bellingham registration formalities. Rather than based on location, timeframes can vary according to who lodges the application, whether it is in order and whether the Land registry need to notify any interested persons or bodies. Currently approximately three quarters of submission are completed within two weeks but occasionally there can be longer hold-ups. Registration is effected after the new owner has moved in to the property therefore an expedited registration is not usually top priority but where it is urgent that the the registration takes place urgently then you or your lawyers must communicate with the Registry to express the reasoning for the application to be prioritised.
I am buying a new build house in Bellingham benefiting from help to buy. The sellers would not move on the price so I negotiated 6k of extras instead. The house builders rep advised me not to tell my solicitor about this deal as it may impact my mortgage with Leeds Building Society. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
We are in the process of acquiring a home in Bellingham. Conveyancing is not over but we would like have the amount we are are purchasing for private from the likes of Rightmove. what can I do to make sure this is not noted?
HMLR are legally bound to note price paid information on the official title for residential properties countrywide which includes homes in Bellingham. The Title Register is an open document, so the Land Registry would be breaching their statutory duty if they failed to grant access to the register.
In essence you can ask the Land Registry to hide the price paid data yet the response will be a No.