Forgive me if this question is silly but I am unseasoned as FTB of a two bedroom flat in Todmorden. Do I pick up the keys to the premises on completion from my conveyancer? If this is the case, I will use a High Street conveyancing solicitor in Todmorden?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the seller's solicitors, and shortly after the monies have arrived, you will be called to collect the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
I have paid off my mortgage with Kent Reliance. I assume I don't need a Todmorden solicitor on the Kent Reliance panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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 Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Todmorden solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money 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. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Todmorden postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Todmorden.
I require fast conveyancing in Todmorden as I have an ultimatum to complete inside one month. Fortunately I do not need a mortgage. Can I avoid the conveyancing searches to save money and time?
As you are are a cash buyer you have the choice not to have searches carried out although no conveyancer would suggest that you don't. Drawing on years of experience of conveyancing in Todmorden the following are examples of issues that can show up and adversely impact market value: Refused Planning Applications, Overdue Charges, Overdue Grants, Unadopted Roads,...
I used Stirling Law a few years past for my conveyancing in Todmorden. Now, I need the documents but cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Todmorden of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I need to find a conveyancing solicitor for some conveyancing in Todmorden. I've discover a web site which appears to be the perfect offering If it is possible to get all formalities done via web that would be ideal. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Frank (my husband) and I may need to let out our Todmorden 1st floor flat for a while due to a new job. We used a Todmorden conveyancing firm in 2001 but they have since shut and we did not think at the time seek any guidance as to whether the lease allows us to sublet. How do we find out?
A lease dictates the relationship between the landlord and you the leaseholder; specifically, it will set out if subletting is prohibited, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. The majority of leases in Todmorden do not contain strict prohibition on subletting – such a clause would undoubtedly devalue the property. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a duplicate of the sublease.
Todmorden Conveyancing for Leasehold Flats - A selection of Queries Prior to buying
How many years remain on the lease? What prohibitions are contained in the Todmorden Lease? Best to be warned whether window replacement or some other major work is anticipated to be shared between the leasehold owners and will dramatically impact the level of the service costs or necessitate a one off payment.
How much experience do your Todmorden conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Todmorden conveyancing lawyers help thousands of people move home every year and assisted lots of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Todmorden conveyancers have worked on recent similar cases.