I am under pressure from the mortgagee in possession of a property in St Neots to exchange within four weeks. What can I do to speed up matters?
Where you are under a tight deadline to complete it is advisable to make sure that your conveyancer is familiar with the location as they will make use of local contacts and knowledge. It is even conceivable that they may have conducted otherhouses in the same street. You would be best advised to use a St Neots conveyancing solicitor. Second, make sure that the lawyer is on the on the approved list for your mortgage company. It is said that nearly one in five of St Neots conveyancing transactions are held up or derailed after finding out that a purchaser’s lawyer was not on their banks member panel. In many cases this discovery resulted in the legal transfer of property being delayed by as much as three weeks. It is claimed that this issue impacts in the region of one hundred thousand home sales annually. Most St Neots conveyancing practices can not represent certain lenders so do check at the outset.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in St Neots. My lender is Bank of Ireland
Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 7/3/2023, the requirements read as follows :
We are aiming to move home in June. Should my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you put forward a removal company in St Neots. Conveyancing lawyer was found before I stumbled across your page.
On the afternoon of completion you can collect the keys from the estate agent but this can only occur when the vendors solicitors confirm to the agent that they acknowledge receipt of the completion payment and the keys can be given over. You will need to tell the removal company that they can start moving you in. As a matter of policy we do not recommend a specific removal company but can help you locate a conveyancing in St Neots or a lawyer with expertise in conveyancing in St Neots.
Is it correct that all St Neots CQS (Conveyancing Quality Scheme) solicitors are on the Virgin Money conveyancing panel?
Some major lenders now utilise CQS as the starting point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.
Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local St Neots solicitor - who is on the Leeds Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own St Neots surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
The estate agent has sent us the confirmation of our purchase of a new build flat in St Neots. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in St Neots
-
Please confirm the Lease plans are architect prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
I need to instruct a conveyancing practitioner in St Neots for my house move. Is there any facility to see a solicitor's record with the legal regulator?
Members of the public can read presented Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The SRA could recorded telephone calls for training purposes.
I am hoping to put an offer on a small detached house that seems to tick a lot of boxes, at a reasonable price which is making it all the more appealing. I have just discovered that the title is leasehold rather than freehold. I am assuming that there are particular concerns purchasing a leasehold house in St Neots. Conveyancing advisers have are soon to be appointed. Will they explain the issues?
The majority of houses in St Neots are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can help the conveyancing process. We note that you are buying in St Neots in which case you should be shopping around for a St Neots conveyancing practitioner and check that they are used to transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example obtaining the landlord’spermission to conduct changes to the property. You may also be required to pay a service charge towards the maintenance of the estate where the property is located on an estate. Your lawyer will report to you on the legal implications.