I just acquired a flat at auction in Warsash. Conveyancing is needed. What happens now?
Now that you are exchanged you should choose a conveyancing practitioner quickly as you now have a tight a fixed date to complete the transaction. All auction property will have an associated legal pack. This will likely include the copy title deeds, local authority and drainage searches. In the case of leasehold property the conveyancing papers may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to leasehold premises. You must give this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that that you have the requisite funding organised to complete on the on the contractual date .
This question may be naive but I am unexperienced as a first time buyer of a two bedroom flat in Warsash. Do I pick up the keys to the house on completion from my lawyer? If so, I will use a local conveyancing solicitor in Warsash?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send 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 property Agents and move into your new home. This tends to happen early afternoon.
I've read lots 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 Warsash solicitor - who is on the Santander conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander 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 Warsash 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.
How does conveyancing in Warsash differ for new build properties?
Most buyers of new build residence in Warsash contact us having been asked by the seller to sign contracts and commit to the purchase even before the house is finished. This is because house builders in Warsash usually purchase 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 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 accustomed to new build conveyancing in Warsash or who has acted in the same development.
I am selling my home. My past solicitors closed down. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Warsash if that affects matters.
Do use our search tool to help you find a solicitor for your conveyancing in Warsash. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes smoothly.
Am I better off to instruct a Warsash conveyancing lawyer in close proximity to the house I am buying? An old friend can conduct the legal formalities but her office is 300miles drive away.
The benefit of a local Warsash conveyancing firm is that you can drop in to sign documents, deliver your identification documents and apply pressure on them if necessary. They will also have local intelligence which is a plus. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have used your friend and on the whole were content that must outweigh using an unknown Warsash conveyancing solicitor just because they are Warsash based.
What advice can you give us when it comes to appointing a Warsash conveyancing firm to deal with our lease extension?
When appointing a property lawyer for your lease extension (regardless if they are a Warsash conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of work. We suggest that you speak with several firms including non Warsash conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be useful:
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Can they put you in touch with clients in Warsash who can give a testimonial? How experienced is the firm with lease extension legislation?
Warsash Leasehold Conveyancing - Sample of Questions you should ask Prior to Purchasing
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Are any of leasehold owners in arrears of their service charge liability? You should want to discover as much as possible about the managing agents as they will either make life much easier or problematic. Being a leasehold owner you are often at the mercy of the managing agents from a financial perspective and when it comes to day to day issues like the cleanliness of the common parts. Enquire of other tenants whether they are happy with them. On a final note, investigate as to the dates that the service charges are due to the relevant party and specifically what you get for your money. How much is the ground rent and service charge?
We are purchasing a 2 room housein Warsash with a home loan from a lender. We have selected a solicitor in Warsash yet our mortgage company inform us now that she’s not on their "panel". We have to appoint from the our mortgage company panel solicitors or keep our Warsash conveyancer and pay for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that our lender use our Warsash lawyer?
No, not really. The bank mortgage issued is subject to its terms and conditions, one of which will be that lawyers will on the bank's conveyancing panel. Until recently, most mortgage companies had open panels, including most conveyancing solicitors in Warsash : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for your mortgage company.