I am hoping to receive a offer of a home loan from Nat West. I intend to employ the services of a Licensed Conveyancer in Godmanchester. Does the Nat West Conveyancing panel exclude conveyancers regulated by the CLC?
The Nat West conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
AssumingI was to acquire a simple residential propertyin Godmanchester for cash and have no survey and no conveyancing searches how much could I expect to have to pay for conveyancing in Godmanchester?
The sole saving you would achieve is the costs for searches. The solicitor still be obliged to do everything else - money laundering, communicating with the vendors conveyancer, stamp duty return, register the ownership etc. A marginal saving might be made by not needing to register a mortgage but it will not be a lot.
Just bought a terraced house in Godmanchester , how long will it take for the Land Registry to deal with the formalities evidencing my ownership? My Godmanchester conveyancing solicitor works at snail pace, so I want to check the registration is concluded.
There is nothing unique about conveyancing in Godmanchester registration formalities. As opposed to being determined by geographic area, timescales can adjust depending on who lodges the application, whether there are errors and if the Land registry must send notices to any other persons or bodies. As of today roughly three quarters of submission are fully addressed in less than three weeks but occasionally there can be extensive delays. Historically registration takes place after the buyer is living at the property so post completion formalities is not typically an essential issue but where it is urgent that the the registration takes place urgently then you or your solicitor should contact the land registry and explain the circumstances.
How does conveyancing in Godmanchester differ for newly converted properties?
Most buyers of new build premises in Godmanchester come to us having been asked by the seller to sign contracts and commit to the purchase even before the house is finished. This is because developers in Godmanchester typically buy the site, 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 conveyancers 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 used to new build conveyancing in Godmanchester or who has acted in the same development.
Over the last few months I have been searching for a ground for flat up to £305k and found one near me in Godmanchester I like with open areas and transport links nearby, the downside is that it's only got 51 years unexpired on the lease. I can't really find anything else in Godmanchester for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you need a mortgage that many years may be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you may request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
My husband and I are a fortnight into a residential purchase having been directed to conveyancers by the estate agent to carry out the conveyancing in Godmanchester. I am not happy. Can you help me find new lawyers?
A conveyancer would need to be very poor in order to consider replacing them. Has your loan offer been sent? If so you need to inform them of the new contact details and ensure the mortgage documents are re-issued. The solicitor ideally should be on the lenders approved list to avoid added expenses and frustration. That should be your starting point. The search tool can assist you in finding a lender approved lawyer for your conveyancing in Godmanchester