I am need of leasehold conveyancing for a flat in a relatively new development (five years old) in Shirenewton. 95% of the properties have already been sold. Is it really necessary to order conveyancing searches as part of conveyancing in Shirenewton?
You would be opening yourself up to an unnecessary risk in refusing to carrying out Shirenewton conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would seriously advise in the strongest possible terms that you have them. Where time pressures and price are top of your issues you should consider with your lawyer about the viability of search insurance
When will exchange of contracts happen for residential conveyancing in Shirenewton and do I need to attend the lawyers office?
Where you are local to one of the conveyancing solicitors in Shirenewton you are welcome to come in to sign contracts. However, the law practices we recommend provide a countrywide conveyancing service and provide just as comprehensive and professional a job for you when communicating with you by post or email. The signing of the purchase agreement is not when everything is set in stone. Signing on the dotted line simply enables the solicitor to address the formalities at the appropriate time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Shirenewton)to be in the office at the appropriate time.
How can we tell if a Shirenewton conveyancing solicitor on the Virgin Money panel is any good?
When it comes to conveyancing in Shirenewton getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor conducting your conveyancing.
I have paid off my mortgage with Aldermore. I assume I don't need a Shirenewton conveyancing practitioner on the Aldermore panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
The mortgage over my property is with Principality for my property in Shirenewton. Conveyancing has been completed a year 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 BTL mortgage or inform Principality?
You must advise Principality before letting out your property as this is likely to be a breach of Principality’s mortgage conditions. It may be that Principality 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 Principality directly. It should not be necessary to do this via a Principality conveyancing panel firm.
How does conveyancing in Shirenewton differ for newly converted properties?
Most buyers of new build residence in Shirenewton come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is built. This is because builders in Shirenewton typically 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 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 accustomed to new build conveyancing in Shirenewton or who has acted in the same development.
I am looking for a flat up to £195,000 and identified one close by in Shirenewton I like with amenity areas and transport links nearby, the downside is that it's only got 49 years unexpired on the lease. There is not much else in Shirenewton suitable, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a home loan the remaining unexpired lease term will be an issue. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.
We're first time buyers - had an offer accepted, yet the agent advised that the seller will only move forward if we instruct the agent's chosen solicitors as they want a ‘quick sale’. We would rather use a family solicitor who is accustomed to conveyancing in Shirenewton
It is improbable the sellers are behind this. Should the vendor require ‘a quick sale', alienating a motivated purchaser is is going to put the whole deal at risk. Speak to the owners direct and make the point that (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you intend to use your own,trusted Shirenewton conveyancing firm - rather thanthose that will provide their negotiator at the agency a referral fee or hit his conveyancing targets demanded by head office.