I am purchasing a property for cash in Flitwick. I have resided for the last 20 years in Flitwick. Conveyancing searches are exorbitant. As I have knowledge of the road and vicinity intimately must I have all the conveyancing searches?
Provided that you do not need a mortgage, then the vast majority of the Flitwick conveyancing searches are at your discretion. Your conveyancer will ’encourage you, perhaps strongly, that you should have searches carried out, but he has a professional duty to take that path of encouragement . Do take into account; if you are intend to sell the house at a future date, it could be of interest to your future buyer what the searches disclose. On occasion houses with apparent issues can still reveal unpredicted search results. A competent conveyancing solicitor in Flitwick should provide you some practical advice here.
Can you clarify what the consequences are if my lawyer’s firm is removed from the Leeds Building Society Solicitor panel ahead of completing my conveyancing in Flitwick?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
What will a local search tell me regarding the house we're buying in Flitwick?
Flitwick conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search organisations for instance Searches UK The local search plays an important role in most Flitwick conveyancing purchase; that is if you don’t want any nasty surprises after you move into your property. The search should supply information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
four months have elapsed following my purchase conveyancing in Flitwick 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.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Flitwick is where the house is located. Can you shed any light on this issue?
Flying freeholds in Flitwick are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Flitwick you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Flitwick 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 premises.
Should I instruct a Flitwick conveyancing practitioner based in the area that I am hoping to buy? I have an old university friend who can deal with the conveyancing but they are based 300miles away.
The primary upside of using a local Flitwick conveyancing practice is that you can visit the firm to execute paperwork, hand in your identification documents and pester them if necessary. They will also have local insight which is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and the majority were content that should trump using an unknown Flitwick conveyancing solicitor just because they are based in the area.