Having sold my house in Navenby last January yet the purchaser is e-mailing every few hours to say her conveyancer is waiting to hear from mine. What are the post completion sale formalities now that I have sold?
Following your house sale your conveyancer should deliver the transfer deeds and all additional paperwork to the buyer’s lawyers. If applicable, your conveyancer should also send confirmation that the home loan has been repaid to the buyers conveyancers. There is unlikely to be post completion procedures just for conveyancing in Navenby.
What is your number one tip for finding a conveyancing solicitor in Navenby
Do not opt for the cheapest Navenby conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
The mortgage over my property is with Bank of Ireland for my property in Navenby. Conveyancing has been completed 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Bank of Ireland?
Bank of Ireland must be informed of your intention before renting your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. It may be that Bank of Ireland will allow you to rent 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 Bank of Ireland directly. It should not be necessary to do this via a Bank of Ireland conveyancing panel firm.
I am due to exchange contracts on my apartment. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Coventry BS are being pedantic. The Navenby solicitor who is on the Coventry BS conveyancing panel is recommending indemnity insurance as a solution but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS 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.
Will our conveyancer be raising questions regarding flooding during the conveyancing in Navenby.
The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Navenby. Plenty of people will buy a property in Navenby, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not qualified to impart advice on flood risk, however there are a number of checks that can be initiated by the purchaser or by their conveyancers which can give them a better understanding of the risks in Navenby. The standard information given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the seller to discover if the property has ever been flooded. If flooding has previously occurred and is not revealed by the seller, then a buyer may commence a compensation claim stemming from an misleading answer. A purchaser’s conveyancers will also conduct an enviro search. This will indicate if there is a recorded flood risk. If so, additional investigations should be conducted.
How does conveyancing in Navenby differ for new build properties?
Most buyers of new build premises in Navenby approach us having been asked by the seller to sign contracts and commit to the purchase even before the house is finished. This is because house builders in Navenby usually purchase 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 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 accustomed to new build conveyancing in Navenby or who has acted in the same development.
My husband and I are first time buyers - agreed a price, yet the property agent has warned us that the seller will only go ahead if we appoint the agent's chosen conveyancers as they need an ‘expedited deal’. Our preferred option is to instruct a high street solicitor with experience of conveyancing in Navenby
We suspect that the owner is unaware of this requirement. If they require ‘a quick sale', taking such a hostile approach to a serious buyer is likely to cause more damage than good. Bypass the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you will continue to use your preferred Navenby conveyancing lawyers - as opposed tothe ones that will earn the negotiator at the agency a commission or meet his conveyancing figures demanded by head office.
My wife is purchasing a leasehold flat in Navenby. Conveyancing estimates are averaging around £1650. Is that reasonable?
The average cost in 2014 for conveyancing in Navenby was £1,395 excluding Land Tax and HMLR fees.