Just contacted my conveyancing lawyer in Newbridge who conducted the legals 18 months ago requesting a conveyancing estimate based on the same type of home move (a leasehold residence and a freehold property) of almost identical values with a mortgage from Platform Home Loans Ltd. I am now being charged twice the amount. Am I right to be tempted to shop around for an alternative firm of conveyancing solicitor?
The quote is fractionally on the high side. If you shop around you may be able to get the conveyancing a bit cheaper by perhaps a hundred pounds. On the other hand, if you were happy with the legal work the firm gave you mightcome to regret opting for an an unknown lawyer. If is important to enquire that the firm can act for Platform Home Loans Ltd. Do use our search tool to locate a Newbridge conveyancing firm on the Platform Home Loans Ltd approved list of lawyers, which can often include conveyancing solicitors in Newbridge.
Finally the sale completed on my house in Newbridge last February but our buyer keeps SMS messaging me to say his lawyer is waiting to hear from mine. What are the post completion sale formalities now that I have sold?
Following your disposal your solicitor should send the transfer documentation and all supplemental paperwork to the purchaser's conveyancer. Depending on the transaction, your lawyer must also confirm that the legal charge in favour of the lender has been discharged to the purchasers conveyancers. There are no post completion requirements unique to conveyancing in Newbridge.
Should my solicitor be asking questions about flooding during the conveyancing in Newbridge.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Newbridge. There are those who buy a house in Newbridge, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not qualified to offer advice on flood risk, but there are a various searches that can be undertaken by the purchaser or by their solicitors which should figure out the risks in Newbridge. The conventional set of property information forms given to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard question of the owner to determine if the property has suffered from flooding. In the event that the property has been flooded in past which is not revealed by the vendor, then a buyer could commence a legal claim for losses resulting from an inaccurate answer. The buyer’s solicitors should also carry out an enviro search. This will reveal if there is a recorded flood risk. If so, additional inquiries will need to be made.
How does conveyancing in Newbridge differ for newly converted properties?
Most buyers of new build or newly converted property in Newbridge approach us having been asked by the developer to exchange contracts and commit to the purchase even before the house is completed. This is because new home sellers in Newbridge usually acquire the site, 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 Newbridge or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a house in Newbridge in advance of appointing conveyancers. I have been informed that there is a flying freehold overhang to the house. Our surveyor advised that some mortgage companies may refuse to give a mortgage on this type of premises.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Nationwide. Should you wish to telephone us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Newbridge. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Newbridge to see if the conveyancing will be more expensive.
We're new on the property ladder - had an offer accepted, but the agent advised that the owners will only move forward if we appoint the agent's recommended conveyancers as they want an ‘expedited deal’. We would rather use a high street conveyancer who is accustomed to conveyancing in Newbridge
It is highly unlikely the owners are behind this. If they desire ‘a quick sale', turning down a serious purchaser is likely to cause more damage than good. Bypass the agents and go straight to the owners and make sure they comprehend 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 intend to proceed fast (e)but you will continue to appoint your preferred Newbridge conveyancing firm - not the ones that will provide the negotiator at the agency a kickback or meet his conveyancing targets pre-set by senior management.