I am in the process of remortgaging my home in Valley, does my lawyer have to be on the Kent Reliance Conveyancing panel?
There is nothing to stop you using your solicitor, but Kent Reliance will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
This question may be naive but I am unexperienced as FTB of a garden flat in Valley. Do I pick up the keys to the premises on the completion date from my solicitor? If this is the case, I will appoint a local conveyancing solicitor in Valley?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the seller's lawyers, and shortly after the monies have arrived, you should be able to pick up the keys from the selling Agents and move into your new home. Usually this occurs early afternoon.
After months of negotiation I have agreed a price on an apartment in Valley. My mortgage broker recommended their conveyancers. I paid an advanced payment of £175. A couple of days later, the conveyancer called me embarrassingly acknowledging that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Bank of Ireland have agreed my home loan in principle, my offer on a house in Valley has been agreed to, now what?
The property agent will need to be advised as to your solicitor's details (make sure the conveyancers are on the lender’s panel). Telephone Bank of Ireland or your broker and complete any appropriate forms. Bank of Ireland will sellect a valuer who will get in contact with the selling agent or owners to arrange an appointment. Once conducted (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Bank of Ireland will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Valley.
I have been told that property searches are the primary cause of obstruction in Valley conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not figure within the common causes of hindrances during the legal transfer of property. Local searches are unlikely to be the root cause of holding up conveyancing in Valley.
Are there restrictive covenants that are commonly identified during conveyancing in Valley?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Valley. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I have just appointed agents to market my 2 bed flat in Valley. Conveyancing lawyers have not yet been instructed, but I have recently received a quarterly service charge demand – what should I do?
Your conveyancing lawyer is likely to suggest that you should clear the invoice as usual given that all ground rent and service payments should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice 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.
Valley Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to Purchasing
For many Valley leaseholds the outlay for major works are not included within service charges, although some managing agents in Valley ask leaseholders to contribute towards a reserve fund created for the specific purpose of building a fund for major repairs or maintenance. Is anyone aware of any major works anticipated that could increase the service costs?
My cousin is purchasing a garden flat in Valley. He has received an estimate by the conveyancer connected to the selling agents totaling £1156 . It was fifteen years ago I sold and bought a home and the fee was £500. Have fees really gone up that much?
What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for instance Valley searches, land registry fees, etc)