This question may be naive but I am unseasoned as FTB of a garden flat in Walkington. Do I pick up the keys to the premises on the completion date from my lawyer? If this is the case, I will use a local conveyancing solicitor in Walkington?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the vendor’s solicitors, and once they have received this, you will be able to collect the keys from the Estate Agents and start moving into the property. Usually this happens between 1 and 3pm.
I'm in the throws of viewing flats in Walkington and I am now considering a potential offer. Should I already have a property lawyer appointed at this stage? I will be getting a mortgage with HSBC.
You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. Given that you are obtaining a mortgage with HSBC, make sure you remember to check that your lawyer is on the HSBC conveyancing panel.
I've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Walkington 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 normal?
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 conveyancing practitioner 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 Walkington 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 Walkington.
I got the keys to my apartment on 14 July and my personal details is yet to be registered. Should I be concerned? My conveyancing solicitor in Walkington said it will be registered in less than a month. Are transfers in Walkington particularly slow to register?
There is nothing unique when it comes to conveyancing in Walkington registration formalities. As opposed to being determined by geographic area, timescales can differ according to the party submitting the application, whether it is in order and if the Land registry must send notices to any interested parties. Currently approximately three quarters of such applications are fully addressed in less than three weeks but some can be subject to longer hold-ups. Historically registration is effected after the new owner is living at the premises thus 'speed' is not typically primary concern but where there is a degree of urgency associated with the registration then you or your conveyancer should communicate with the Registry to express the reasoning for the application to be prioritised.
How does conveyancing in Walkington differ for newly converted properties?
Most buyers of new build premises in Walkington approach us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is built. This is because builders in Walkington typically purchase the land, 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 used to new build conveyancing in Walkington or who has acted in the same development.
I decided to have a survey completed on a property in Walkington prior to appointing conveyancers. I have been informed that there is a flying freehold aspect to the property. My surveyor advised that some lenders tend refuse to grant a mortgage on a flying freehold property.
It varies from the lender to lender. Santander has different requirements from Birmingham Midshires. If you e-mail us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Walkington. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Walkington to see if the conveyancing costs will increase in light of this.
I need to instruct a conveyancing practitioner in Walkington for my home move. Is there any facility to check a firm’s record with the legal regulator?
Anyone can find presented Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The regulator may recorded call for training reasons.
What advice can you give us when it comes to appointing a Walkington conveyancing firm to deal with our lease extension?
If you are instructing a solicitor for your lease extension (regardless if they are a Walkington conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with two or three firms including non Walkington conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be useful:
What volume of lease extensions have they completed in Walkington in the last year? Can they put you in touch with clients in Walkington who can give a testimonial?
Leasehold Conveyancing in Walkington - Examples of Queries before Purchasing
How long is the Lease? What restrictions exist in the Walkington Lease? Plenty Walkington leasehold apartments will have a service charge for the upkeep of the building levied by the management company. If you purchase the apartment you will have to pay this contribution, usually periodically throughout the year. This could be anything from a few hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. In all probability there will be a ground rent for you to pay annual, normally this is not a exorbitant amount, say approximately £50-£100 but you need to check as occasionally it could be many hundreds of pounds.