As someone unfamiliar with the Kimbolton conveyancing process what’s your top tip you can give me concerning the home moving process in Kimbolton
You may not hear this from too many lawyers but conveyancing in Kimbolton or throughout Cambridgeshire is often a confrontational process. In other words, when it comes to conveyancing there is plenty of opportunity for friction between you and other parties involved in the ownership transfer. For instance, the seller, estate agent and on occasion the bank. Appointing a law firm for your conveyancing in Kimbolton an important selection as your conveyancer is your adviser, and is the SOLE person in the process whose responsibility is to act in your legal interests and to protect you.
There is a distinct ongoing adversarial element to conveyancing- someone has to be blamed for the process taking so long. We recommend that you your first instinct should be to trust your solicitor ahead of all other parties when it comes to the legal assignment of property.
Do I need to pop into the offices of the solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in Kimbolton so that I can pop in to their offices when needed.
As opposed to 12 years ago, the vast majority banks no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to hand over identification documents and there are still distinct advantages to using a local ayer, in your case a conveyancing solicitor in Kimbolton.
After much negotiation I have agreed a price on a house in Kimbolton. My financial adviser pressured me to appoint their conveyancer. I paid an advanced payment of £225. Soon after, the property lawyer called me sheepishly admitting that they were not on the Clydesdale conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Clydesdale panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my house. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Santander are being pedantic. The Kimbolton solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
At last I have had an offer on a maisonette in Kimbolton agreed to, the vendors do nevertheless have a dependent purchase. The sellers have placed an offer on a flat, but it’s not yet agreed to, and have viewings of other apartments booked. I have instructed a bricks and mortar conveyancing solicitor in Kimbolton. What should be my next step? When do I get the mortgage application with Nationwide going?
It is usual to have concerns where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx £1k, then survey, Kimbolton conveyancing search charges, etc). The first thing to do is check that your property lawyer is on the Nationwide conveyancing panel. Concerning the next steps this very much depends on the specifics of your transaction, attraction to the property and on the state of the market. During a rising market some home buyers will apply for a home loan with Nationwide and pay for the valuation and only if it comes back ok would they pay their conveyancer to move forward with searches.
How does conveyancing in Kimbolton differ for new build properties?
Most buyers of new build property in Kimbolton come to us having been asked by the developer to sign contracts and commit to the purchase even before the property is built. This is because builders in Kimbolton usually buy the land, 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 conveyancing solicitors 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 Kimbolton or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Kimbolton is where the house is located. Is there any guidance you can impart?
Flying freeholds in Kimbolton are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Kimbolton you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kimbolton may decide 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.
I am just shy of a 10% deposit on my flat purchase in Kimbolton , but I am anxious proceed. What can I do?
You can accept a smaller deposit. Many sellers will accept a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last second