I have given 8 weeks notice to my current landlord and have to vacate my rented property in Iver by the end of next month. Conveyancing on my purchase is underway. Can I complete in six weeks as don't want to have to move into temporary accommodation?
It is unwise to serve notice for your letting until you have exchanged. Assuming that you have not already done so, update to your conveyancer and request that they apply pressure on the other lawyers, try to get a realistic time scale from them that all parties will look towards
My bid for a property was accepted at auction in Iver. Conveyancing is required. What happens now?
Now that you are legally bound yourself to purchase you now have to hire the services of a conveyancing lawyer quickly as you now have a pending a fixed date to complete the purchase. An auction property will have a bespoke auction pack. This should include evidence of title and search results. In the case of leasehold premises the auction pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to a leasehold property. You must hand this to the solicitor instructed by you ASAP. Do make sure that your finances are organised to complete on the on the contractual date .
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Iver lawyer on the Lloyds panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds 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 Lloyds mortgage from the register. Lloyds, 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 Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
I have decided to exercise my right to buy my property in Iver off the council. I have a mortgage agreed with Principality. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Principality, you will need to appoint a solicitor on the Principality conveyancing panel.
Will my solicitor be raising questions regarding flooding as part of the conveyancing in Iver.
Flooding is a growing risk for solicitors conducting conveyancing in Iver. There are those who acquire a house in Iver, fully aware that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to offer advice on flood risk, but there are a numerous checks that can be undertaken by the buyer or on a buyer’s behalf which can figure out the risks in Iver. The standard completed inquiry forms given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the seller to find out whether the property has suffered from flooding. In the event that flooding has previously occurred and is not revealed by the owner, then a buyer could issue a compensation claim resulting from an inaccurate answer. A buyer’s lawyers will also carry out an environmental search. This will higlight whether there is a recorded flood risk. If so, additional inquiries should be carried out.
I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Iver is the location of the property. Can you shed any light on this issue?
Flying freeholds in Iver are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Iver 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 Iver 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 property.
Are there any apps to assist me to identify a Iver solicitor on the Virgin Money conveyancing panel? I am a keen cyclist and am prepared to travel upto 25kilometers to meet the lawyer.
You can use the facility on this website. Please pick a lender and your location and you will see a number of Iver conveyancing lawyers locally. We have listed some Iver conveyancing firms at the bottom of this page and you can ring them to check if they are on the Virgin Money member panel
Is it best to use a Iver conveyancing practitioner based in the vicinity that I am purchasing? An old friend can carry out the legal formalities but they are based 300miles drive away.
The primary upside of using a high street Iver conveyancing practice is that you can attend the office to sign documents, deliver your ID and pester them if necessary. They will also have local insight which is a benefit. That being said it's more important to get someone that will pull out all the stops for you. If you know people who used your friend and the majority were happy that must trump using an unfamiliar Iver conveyancing lawyer just because they are based in the area.