My property lawyer in St Columb is not listed on the Birmingham Midshires Conveyancing Panel. Is it possible for me to use my prefered solicitor even though they are not on the Birmingham Midshires approved list?
Your options are as follows:
- Complete the purchase with your preferred St Columb solicitors but Birmingham Midshires will need to use a solicitor on their list of acceptable firms. This will inevitably rack up the total legal charges and cause delays.
- Choose an alternative practitioner to to deal with the conveyancing, not forgetting to check they are Convince your lawyer to do everything within their powers to join the Birmingham Midshires conveyancing panel
We are planning to move property in November. Should my conveyancing solicitor call the removal company on the day of completion. Incidentally, can you suggest a removal company in St Columb. Conveyancing lawyer was organised before I stumbled across this site.
On the day of completion you can collect the keys from your estate agent however this can only occur after the sellers solicitors confirm to the agent that they have the completion monies and the keys can be passed over. You should inform the removal men that they can start moving you in. As a matter of policy we do not suggest a specific removal company but can help you locate a residential property solicitor in St Columb or a lawyer that specialises in conveyancing in St Columb.
I am currently in the process of buying my council flat in St Columb. I have a mortgage agreed with HSBC. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.
My sealed bid on a property in St Columb has been accepted, the vendors do however have a connected purchase. The vendors have placed an offer on somewhere, however it’s not yet tied up, and are looking at other apartments booked. I have selected a bricks and mortar conveyancing solicitor in St Columb. What do I do now? When do I get the mortgage application with UBS going?
It is understandable to have anxieties where there is a chain as you are unlikely to want to incur costs too early (home loan application is approx one thousand pounds, then valuation, St Columb conveyancing search fees, etc). First, you must check that your solicitor is on the UBS conveyancing panel. As to the subsequent stages this very much dictated by the specifics of your case, attraction to the property and on the state of the market. During a buoyant market some buyers would apply for a home loan with UBS and pay for the valuation and only if it was satisfactory would they ask their solicitor to press on with the conveyancing in St Columb.
4 months have elapsed since my purchase conveyancing in St Columb concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in St Columb differ for new build properties?
Most buyers of new build premises in St Columb contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is constructed. This is because new home sellers in St Columb typically acquire 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 property lawyers 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 St Columb or who has acted in the same development.
I have been on the look out for a leasehold apartment up to £305k and identified one round the corner in St Columb I like with open areas and railway links nearby, the downside is that it only has 52 years on the lease. I can't really find anything else in St Columb for this price, so just wondered if I would be making a mistake acquiring a short lease?
If you require a home loan that many years will be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
As co-executor for the will of my aunt I am disposing of a property in Swansea but I am based in St Columb. My lawyer (who is 300 kilometers from meneeds me to execute a statutory declaration prior to completion. Could you suggest a conveyancing solicitor in St Columb who can attest this legal document for me?
strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are based in St Columb