I chose a local firm for my conveyancing in Brixham yesterday. Going through the Terms and Conditions I noteI am responsible for fees even where the transaction does not complete. Would I be best advised to instruct an on-line conveyancing company offering no move no charge conveyancing in Brixham?
It is usually a trade off in that if "No Completion No Fee" is advertised then the fee levels will tend to be be uplifted to offset those transactions that do not proceed. Do bear in mind that such arrangements generally do not cover expenses e.g. Brixham conveyancing search expenses.
The Brixham conveyancing firm handling our Brixham conveyancing has spotted a discrepancy when comparing the information in the valuation survey and what is in the title deeds. My solicitor has advised that he is obliged to check that the lender is OK with this discrepancy and is still content to lend. Is my solicitor’s course or action right?
Your property lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
What is the first thing I need to know about purchase conveyancing in Brixham?
You may not hear this from too many lawyers but conveyancing in Brixham and elsewhere in England and Wales is often a confrontational process. In other words, when it comes to conveyancing there is lots of room for confrontation between you and others involved in the home moving process. For instance, the vendor, selling agent and on occasion a bank. Choosing a lawyer for your conveyancing in Brixham is a critical decision as your conveyancer is your adviser, and is the ONE party in the transaction whose interest is to act in your legal interests and to protect you.
Every so often a third party with a vested interest may try and persuade you that it is in your interests to do things their way. For instance, the estate agent may claim to be assisting by suggesting your conveyancer is dragging his heels. Or your financial adviser may try to convince you to do something that is against your conveyancers guidance. You should always trust your lawyer above all other parties in the home moving process.
Have just purchased a repossessed house at auction in Brixham. Conveyancing is needed. What are my next steps?
Given that you have now legally bound yourself to purchase you should hire the services of a conveyancing lawyer soon as you will have a tight a fixed date to complete the purchase. Every auction property should have a bespoke legal pack. This will likely include evidence of title and search results. Where you are dealing with leasehold property the legal pack should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to leasehold premises. You should hand this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that you have funds organised to complete on the date specified in the contract.
We have a mortgage agreed in principle with Yorkshire BS. Brixham conveyancing solicitors are appointed. How long does it take for Yorkshire BS to forward the offer to the property lawyer?
Some lenders take longer than others. Have Yorkshire BS done the valuation? Have you advised Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Brixham solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Brixham postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Brixham.
Just had an offer accepted on a new build flat in Brixham. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Brixham
Please supply a car parking plan. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
I am looking for a leasehold apartment up to £305k and identified one near me in Brixham I like with open areas and transport links nearby, the downside is that it's only got 61 years on the lease. I can't really find anything else in Brixham in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you need a mortgage the remaining unexpired lease term will be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.