My partner and I are hoping to buy a flat in Belper and are in fact using a Belper conveyancing practice. Within the last couple of days our solicitor has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Bank of Scotland have this afternoon contacted us to inform me that there is now an issue as our Belper lawyer is not on their approved list of lawyers. Please explain?
Where you are buying a property needing a mortgage it is normal for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Belper lawyers, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
We are due to exchange on the purchase of a house in Belper but as a consequence of wreckage from a small fire at the property I have was able negotiate recompense from the vendor of £3k in the form of a deduction in the price. I had intended this to be dealt with as part of a side agreement but Co-operative are not allowing this. Why were they approached?
Any conveyancing practitioner that is on a Co-operative approved list is obliged to inform Co-operative of any amendments to the purchase price. If you prohibit your property lawyer to notify the reduction to Co-operative then they would have to discontinue acting for you. In addition, Co-operative and you would have to appoint a new property lawyer for your conveyancing in Belper.
It has been 4 months following my purchase conveyancing in Belper completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am buying a new build apartment in Belper. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Belper
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. Please confirm the Lease plans are surveyor prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply a car parking plan.
I am looking into buying my first house which is in Belper and I am already nervous. I couldn't find anything specific about Belper. Conveyancing will be needed in due course but do you know about the Belper area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Belper. In the meantime here are some basic statistics that we found