After looking at moneysavingexpert.com for a conveyancing solicitor in Biddenham, many advise that I must look for a CQS kitemarked solicitor. What is CQS?
The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * adherence to best practice conveyancing procedures through the scheme protocol Membership covers numerous firms who perform conveyancing in Biddenham.
I just bought a house at auction in Biddenham. Conveyancing is needed. What happens now?
Given that you are now for all intents and purposes signed on the dotted line you now have to hire the services of a conveyancing practitioner as a matter of urgency as you now have a pending a drop dead date to complete the transaction. All auction property will have a bespoke legal pack. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the auction pack may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You must pass this on to the lawyer working for you as soon as possible. You also need to ensure that you have funds organised to complete on the date specified in the contract.
I currently have a mortgage with Bank of Ireland for my property in Biddenham. 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 buy-to-let mortgage or inform Bank of Ireland?
Bank of Ireland must be informed of your intention in advance of letting out your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. It may be that Bank of Ireland will permit you to let 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 Bank of Ireland directly. It should not be necessary to do this via a Bank of Ireland conveyancing panel solicitor.
I am selling my flat. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, HSBC are being a right pain. The Biddenham solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
It has been 2 months following my purchase conveyancing in Biddenham completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Biddenham differ for new build properties?
Most buyers of new build or newly converted property in Biddenham approach us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is finished. This is because house builders in Biddenham typically 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 property lawyers 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 Biddenham or who has acted in the same development.
I am looking into buying my first house which is in Biddenham and I am already nervous. I couldn't find anything specific about Biddenham. Conveyancing will be needed in due course but do you know about the Biddenham area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Biddenham. In the meantime here are some basic statistics that we found
Should I be concerned if there is a problem with one of the searches for my conveyancing in Biddenham?
Usually, the majority of concerns arising from Biddenham conveyancing search results can be dealt with in advance of completion or title insurance could possibly be obtained. You need to remember that although you intend on purchasing the premises and may be content to accept the search results, your mortgage lender may not, and ultimately the decision rests with them.