I have given 8 weeks notice to my current landlord and have to leave my let out apartment in Hamworthy by 11/3/2022. Conveyancing on my purchase is progressing. Is it possible to complete in three weeks as I wish to avoid having to move into short term accommodation?
The normal practice is not to provide notice on a rental until your lawyer suggests that you should. If you have not already done so, speak to your conveyancer and request that they apply pressure on the sellers solicitors, try to an acceptable time-line that everyone will aim to achieve
We're in Hamworthy, First timers purchasing with a mortgage (lender is Principality , and our solicitor is on the Principality conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Principality conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer 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.
A colleague pointed out to me me that in buying a property in Hamworthy there may be a number of restrictions as to what one can do in terms of external changes to the property. Is this right?
There are anumerous of properties in Hamworthy which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Hamworthy should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have paid off my mortgage with Principality. I assume I don't need a Hamworthy lawyer on the Principality panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
I had an offer accepted on a house in Hamworthy on 26/11/2021, valuation was booked 3 days after, all came back fine. Solicitor instructed, so all that was missing was my mortgage offer. Having made daily calls to Virgin Money and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Virgin Money conveyancing panel. Are Virgin Money entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.
I am buying a property and the lawyer has mentioned Chancel Repair for which the property may be obligated to pay given it’s proximity to the area of such a church. He has mentioned insurance. Is this strictly required for conveyancing in Hamworthy
Unless a prior purchase of the property took place after 12 October 2013 you could take it that lawyers delivering conveyancing in Hamworthy to continue to advocate a chancel search and or insurance against a claim.
I'm purchasing a new build house in Hamworthy with the aid of help to buy. The sellers would not move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent suggested that I not disclose to my solicitor about this side-deal as it may put at risk my loan with Bank of Scotland. 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.
Is it best to instruct a Hamworthy conveyancing lawyer in close proximity to the house I am hoping to buy? We have a good friend who can handle the conveyancing however his firm is located a couple of hundredmiles away.
The primary upside of using a high street Hamworthy conveyancing firm is that you can attend the office to execute paperwork, deliver your ID and apply pressure on them if necessary. Having local Hamworthy know how is a bonus. However it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and in the main were impressed that must trump using an unfamiliar Hamworthy conveyancing lawyer solely due to them being round the corner.