If you had a top tip for selecting a conveyancing solicitor in Downham what would it be?
It would be unwise to be swayed by the cheapest Downham conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
I'm the only beneficiary of my late mum's estate with all property in now in my sole name, including the house in Downham. The Downham property was put into my name in October. I want to move. I understand that there is a CML six month 'rule', meaning my property ownership could be treated the same way as if I'd bought the property in October. Do I have to wait 6 months to sell?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. Some lenders would take a pragmatic view as this provision primarily exists to capture the purchase and immediately sell or the wholesaling and assigning of property.
I had an offer accepted on an apartment in Downham on 24/9/2019, valuation was booked 2 days later, all came back fine. Conveyancer instructed, so all that was missing was my mortgage offer. Having made daily calls to Nottingham and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Nottingham conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Nottingham to deal with your lawyer's application to be on the Nottingham conveyancing panel. There's no guarantee that your solicitor will be accepted.
Have purchased a a detached house in Downham , how long will it take for the Land Registry to record my title? My Downham conveyancing solicitor works at snail pace, so I want to be certain that my ownership is registered.
As far as conveyancing in Downham registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can differ depending on who lodges the application, whether there are errors and whether the Land registry must send notices to any 3rd persons or bodies. At present approximately three quarters of such applications are fully dealt with within 12 days but some can be subject to longer hold-ups. Historically registration takes place once the purchaser has moved in to the premises thus an expedited registration is not always primary concern but if there is a degree of urgency associated with the registration then you or your conveyancer must communicate with the Registry to express the reasoning for the application to be prioritised.
I am purchasing my first flat in Downham benefiting from help to buy. The developers would not move on the amount so I negotiated five thousand pounds worth of extras instead. The estate agent advised me not to tell my lawyer about the deal as it will adversely affect my mortgage with Leeds Building Society. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Hoping to buy a property located in Downham and I am already nervous. I couldn't find anything specific about Downham. Conveyancing will be needed in due course but do you know about the Downham area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Downham. In the meantime here are some basic statistics that we found
Should I go with a Downham conveyancing practitioner based in the vicinity that I am purchasing? We have a good friend who can perform the conveyancing but they are based approximately 350kilometers drive away.
The benefit of a high street Downham conveyancing firm is that you can visit the firm to sign paperwork, hand in your identification documents and apply pressure on them if necessary. They will also have local knowledge which is a bonus. That being said it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and in the main were content that must trump using an unfamiliar Downham conveyancing lawyer just because they are local.
My brother-in-law has suggested I instruct a conveyancing solicitor in Downham. I I would like to check if they are on the bank's conveyancing panel. Could you assist?
One option is to phone your solicitor to enquire if they are on the lender's approved list. If that does not help call us and we can investigate and revert. Should the firm not be on the lender panel we can certainly arrange a quality conveyancing solicitor in Downham on the panel for your lender.