My fiancee and I are acquiring our first home. Our solicitor has e-mailedto see if we would like to order supplemental conveyancing searches. As novices we are clueless as to what's relevant for conveyancing in Greenfield
The extent of Greenfield conveyancing searches should be triggered based entirely on the premises, the location, the possibility of any of these risks, your knowledge of the area and risks, your overall appetite to risk. What matters is that you properly appreciate what information the searches could give you. You may then make a decision if you consider that you need that search. Where you are unsure, ask the lawyer to recommend.
This question may be naive but I am wet behind the ears as FTB of a garden flat in Greenfield. Do I pick up the keys to the premises on the completion date from my solicitor? If so, I will appoint a local conveyancing solicitor in Greenfield?
On the day of completion you will not be required to go to the conveyancers office in Greenfield. Your solicitors will electronically transfer the purchase money to the owner’s conveyancers, and shortly after the monies have arrived, you will be able to receive the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.
We previously appointed conveyancers located in Greenfield on the Kent Reliance solicitor panel. They are now charging me a further sum for dealing with the Kent Reliance mortgage. Is this a supplemental conveyancing fee set by Kent Reliance?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your conveyancing practitioner can charge a fee for this. This charge is not dictated by Kent Reliance but by your Greenfield solicitor. Plenty of firms on the Kent Reliance panel will charge an ‘acting for lender’ fee but many practices incorporate it on their overall fee.
After what feels like an age I have had an offer on a maisonette in Greenfield agreed to, but there is a chain. The vendors have offered on a flat, however it’s not yet tied up, and are looking at other apartments in the pipeline. I have chosen a high street conveyancing solicitor in Greenfield. What do I do now? When do I get the mortgage application with Nottingham started?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is approx £1k, then survey, Greenfield conveyancing search fees, etc). The first thing to do is check that your conveyancing practitioner is on the Nottingham approved list. Concerning the next steps this very much depends on the uniqueness of your transaction, attraction to this property and on the state of the market. During a rising market many purchasers would apply for a home loan with Nottingham and pay for the valuation and only if it was satisfactory would they request their conveyancer to move forward with searches.
It has been 4 months following my purchase conveyancing in Greenfield concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. 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 premises 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.
How does conveyancing in Greenfield differ for new build properties?
Most buyers of new build premises in Greenfield approach us having been asked by the developer to exchange contracts and commit to the purchase even before the house is built. This is because house builders in Greenfield usually acquire the real estate, 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 accustomed to new build conveyancing in Greenfield or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what should have been a simple, chain free conveyancing. Greenfield is where the house is located. Is there any guidance you can impart?
Flying freeholds in Greenfield are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Greenfield you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Greenfield may ascertain 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.
All being well we will complete the sale of our £425,000 apartment in Greenfield next Tuesday. The landlords agents has quoted £336 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge such fees for a leasehold conveyance in Greenfield?
Greenfield conveyancing on leasehold maisonettes more often than not involves the purchaser’s solicitor submitting enquiries for the landlord to answer. Although the landlord is under no legal obligation to answer such questions most will be content to assist. They are entitled to charge a reasonable administration fee for responding to questions or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is over three hundred pounds, in some transactions it is above £800. The administration charge demanded by the landlord must be sent together with a summary of rights and obligations in respect of administration charges, otherwise the invoice is technically not due. In reality one has little choice but to pay whatever is demanded if you want to complete the sale of your home.
Greenfield Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to buying
Are any of leasehold owners in arrears of their service charge payments? Make sure you investigate if the the lease contains any onerous restrictions in the lease. For example it is fairly common in Greenfield leases that pets are not permitted in certain buildings in Greenfield. If you like the flatin Greenfield however your dog can’t move with you then you will be presented with a hard compromise. This information is important as a) areas may cause problems in the building as the common areas may start to deteriorate if maintenance are not paid for b) if the tenants have an issue with the managing agents you will wish to have all the details