We're in Geddington, First timers buying with a mortgage (lender is RBS , and our solicitor is on the RBS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the RBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
We are getting the release of further monies on our home loan from Clydesdale as we wish to carry out renovations to our property in Geddington. Do we need to appoint a nearby Geddington solicitor on the Clydesdale conveyancing panel to handle the legals?
Clydesdale don't usually instruct a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale panel.
My fiancee and I are spending time viewing apartments in Geddington and I am about to put in an offer. Should I already have a conveyancing practitioner in place at this point? I am planning to take a home loan with Kent Reliance.
You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. Given that you are seeking a mortgage with Kent Reliance, make sure you remember to check that your lawyer is on the Kent Reliance conveyancing panel.
I have today made my last payment due on my mortgage with Aldermore. I assume I don't need a Geddington solicitor on the Aldermore panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
Will my lawyer be asking questions regarding flooding as part of the conveyancing in Geddington.
The risk of flooding is if increasing concern for lawyers dealing with homes in Geddington. Plenty of people will purchase a house in Geddington, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Solicitors are not qualified to give advice on flood risk, but there are a various searches that may be initiated by the buyer or on a buyer’s behalf which should figure out the risks in Geddington. The conventional set of information given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a usual question of the owner to find out whether the premises has suffered from flooding. If flooding has previously occurred and is not notified by the seller, then a buyer may issue a legal claim for losses stemming from an incorrect response. The buyer’s solicitors will also order an enviro search. This will indicate whether there is any known flood risk. If so, more detailed inquiries will need to be initiated.
Are there restrictive covenants that are commonly identified as part of conveyancing in Geddington?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Geddington. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm buying my first flat in Geddington benefiting from help to buy. The developers would not move on the price so I negotiated 6k of extras instead. The property agent advised me not reveal to my conveyancer about the extras as it will jeopardize my loan with the bank. Should I keep quiet?.
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.
Taking into account that I will soon spend £400,000 on 3 bedroom house in Geddington I wish to have a conversation with the conveyancer concerning theconveyancing before giving the go ahead to the firm. Is this something that you can arrange?
This is something that we encourage - we would be pleased to talk to you we do not take any clients on without you liaising with the conveyancer who will be conducting your conveyancing in Geddington.There is no ‘factory style conveyancing’ - each client is an important person, not a file number. The law firms that we put you in touch with believe that the fees you are provided with for your conveyancing in Geddington should be the amount on the final invoice that you end up paying.