Can the conveyancing solicitors that you recommend perform right to buy conveyancing in New Invention?
We have identified plenty of conveyancing practitioners who can service right to buy conveyancing matters Do contact the solicitors listed with a view to secure a conveyancing quote.
We had chosen solicitors based in New Invention on the Bank of Ireland solicitor panel. They have just billed me an additional amount for dealing with the Bank of Ireland mortgage. Is this a supplemental conveyancing fee set by Bank of Ireland?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your conveyancing practitioner is entitled to levy a fee for this. The charge is not set by Bank of Ireland but by your New Invention conveyancing practitioner. Numerous firms on the Bank of Ireland panel will levy ’dealing with mortgage’ fee and others do not.
We expect to receive a DIP from UBS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do UBS recommend any New Invention solicitors on the UBS conveyancing panel, or is it better to go independently?
You will need to appoint New Invention solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
I'm at the point of viewing apartments in New Invention and I am about to put in an offer. Should I already have a property lawyer in place at this stage? I am planning to take a mortgage with Lloyds.
You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. Given that you are seeking a mortgage with Lloyds, make sure you remember to check that your lawyer is on the Lloyds conveyancing panel.
I am downsizing from our property in New Invention and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street New Invention lawyer would know this is not the case. It does beg the question why the purchasers instructed a web based conveyancing practice as opposed to a conveyancing solicitor in New Invention. We have lived in New Invention for 4 years we know of no issue. Is it a good idea to contact our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
My wife and I purchased a renovated Edwardian house in New Invention. Conveyancing practitioner acted for me and Skipton Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, the second leasehold with the matching property. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in New Invention and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with the conveyancing lawyer who carried out the work.
How does conveyancing in New Invention differ for new build properties?
Most buyers of new build residence in New Invention approach us having been asked by the seller to sign contracts and commit to the purchase even before the residence is completed. This is because developers in New Invention 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 conveyancers 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 New Invention or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. New Invention is the location of the property. Is there any guidance you can give?
Flying freeholds in New Invention are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside New Invention 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 New Invention may determine 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 residence.