My wife and I are due to exchange on the purchase of a house in Queensferry but as a result of damage from some water damage at the property I have was able negotiate recompense from the seller of £3k by way of a reduction in the price. I had intended this to be dealt with as part of the conveyancing process however Co-operative will not agree to this. Should they have been approached?
Your conveyancer being on the Co-operative approved list is required to advise Co-operative of any changes to the purchase price. If you prohibit your solicitor to report the price change to Co-operative then they would have to discontinue acting for you. In addition, Co-operative and you would have to appoint a new lawyer for your conveyancing in Queensferry.
Will our conveyancer be making enquiries regarding flooding as part of the conveyancing in Queensferry.
The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Queensferry. There are those who purchase a property in Queensferry, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Conveyancers are not best placed to offer advice on flood risk, however there are a numerous checks that can be undertaken by the purchaser or on a buyer’s behalf which should figure out the risks in Queensferry. The conventional set of completed inquiry forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a standard question of the seller to discover if the property has suffered from flooding. In the event that the residence has been flooded in past which is not notified by the vendor, then a purchaser may issue a legal claim for losses stemming from an misleading response. A purchaser’s lawyers should also order an enviro search. This will reveal whether there is any known flood risk. If so, more detailed investigations will need to be carried out.
I bought my house on 13 August and the transaction details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Queensferry said it would be registered inside ten days. Are transfers in Queensferry particularly slow to register?
As far as conveyancing in Queensferry is concerned, registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timescales can adjust subject to who lodges the application, whether there are errors and if the Land registry must send notices to any third persons or bodies. As of today in the region of three quarters of such applications are completed within 12 days but occasionally there can be protracted hold-ups. Registration takes place after the purchaser is living at the property thus 'speed' is not usually top priority yet where there is a degree of urgency associated with the registration then you or your lawyers can communicate with the Registry to express the reasoning for the application to be prioritised.
I am purchasing a new build house in Queensferry with the aid of help to buy. The builders would not move on the price so I negotiated £7000 of fixtures and fittings instead. The sale representative suggested that I not inform my conveyancer about the deal as it could adversely affect my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I have just started marketing my 2 bed flat in Queensferry. Conveyancing solicitors are to be appointed soon, however I have just received a yearly maintenance charge demand – what should I do?
Your conveyancing lawyer is likely to suggest that you should clear the invoice as normal given that all rents and maintenance charges will be allotted on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Queensferry Leasehold Conveyancing - Examples of Queries Prior to Purchasing
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How much is the ground rent and service charge? It is important to be aware whether changing the roof or some other major work is coming up that will be shared between the leaseholders and could well dramatically increase the the service charges or necessitate a specific invoice. What restrictions are contained in the Queensferry Lease?
Is there an average legal costs for conveyancing in Queensferry?
The average fee in 2014 for conveyancing in Queensferry was £1,500 excluding Land Tax and HMLR fees.