AssumingI was to acquire a simple residential housein Maidenhead for cash and dispense with a survey and no local authority searches how much should I expect to to save on my conveyancing in Maidenhead?
The sole saving you would make on is the Maidenhead conveyancing searches. Your conveyancing practitioner still got to do everything else - money laundering, liaising with your vendors conveyancing practitioner, SDLT return, register the title etc. You might save a bit for them not needing to register a charge however it won't be meaningful.
Why do I have to pay up front for conveyancing in Maidenhead?
Where you are retaining lawyers for conveyancing in Maidenhead your solicitor will ask you to provide them with monies to cover the the cost of the conveyancing searches. Ordinarily this is requested to cover the fees of the conveyancing searches. If any deposit is payable against the purchase price then this will be required immediately prior to exchange of contracts. The final balance that is due should be sent to your lawyer shortly before completion.
Forgive me if this question is silly but I am unseasoned as a first time purchaser of a ground floor flat in Maidenhead. Do I pick up the keys to the premises on completion from my lawyer? If this is the case, I will find a High Street conveyancing solicitor in Maidenhead?
On the day of completion you do not need to attend the conveyancers office in Maidenhead. Conveyancing lawyers for you will transfer the completion advance to the owner’s conveyancers, and shortly after the monies have arrived, you will be called to collect the keys from the property Agents and start moving into the property. This tends to happen early afternoon.
We have agreed to purchase a house in Maidenhead. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Virgin Money be concerned?
Given that your lender is Virgin Money your lawyer must follow the formal instructions set out in Section 2 of UK Finance Lenders’ Handbook for Virgin Money. The CML Handbook includes minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Virgin Money where a lease does not meet these conditions. The specifications relate to the installation of panels on properties in England and Wales and is not limited to Maidenhead.
I currently have a mortgage with Lloyds for my property in Maidenhead. Conveyancing was finalised 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Lloyds?
You must advise Lloyds in advance of renting your property as this is likely to be a breach of Lloyds’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. You need not do this via a Lloyds conveyancing panel firm.
I know that there are debates on Chancel Insurance on online forums. Am I compelled to have this when purchasing a property in Maidenhead? or Apparently there is a law dating back centuries that could mean that homeowners living in a parish church boundary will be compelled to pay for maintenance towards the chancel in proximity to the church. Is this appropriate for conveyancing in Maidenhead?
Unless a prior purchase of the house completed post 12 October 2013 you could assume that solicitors carrying out conveyancing in Maidenhead to remain encouraging a chancel search and or insurance against a claim.
How does conveyancing in Maidenhead differ for new build properties?
Most buyers of new build property in Maidenhead contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is built. This is because new home sellers in Maidenhead usually buy 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 property lawyers 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 Maidenhead or who has acted in the same development.
I decided to have a survey completed on a house in Maidenhead ahead of retaining solicitors. I have been advised that there is a flying freehold element to the house. My surveyor advised that some mortgage companies may refuse to give a mortgage on a flying freehold property.
It varies from the lender to lender. Santander has different requirements from Nationwide. If you e-mail us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Maidenhead. Conveyancing will be smoother if you use a solicitor in Maidenhead especially if they regularly deal with such properties in Maidenhead.