I am the only beneficiary of my late grandmother’s will with all property in now in my sole name, including the house in Biddenham. Conveyancing formalities meant that the Land Registry date was in March. I want to move. I do know about the Mortgage Lenders six month 'rule', which means that my property ownership could be considered the same way as though I had purchased the house in March. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. Some lenders would take a pragmatic view as this requirement principally exists to pick up on subsales or the flipping of properties.
is it true that all Biddenham solicitors on the Skipton conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Skipton conveyancing panel they would need to be regulated by the SRA. Many mortgage companies do list licenced conveyancers on their panel and in that case the organisation would be governed by the Council of Licensed Conveyancers.
My sealed bid on a detached house in Biddenham has been accepted, the sellers do however have a tied purchase. The owners have offered on a property, but it’s not yet agreed to, and are looking at other apartments in the pipeline. I have chosen a nearby conveyancing solicitor in Biddenham. What should be my next step? At what stage should I apply for the mortgage with Virgin Money?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is approx £1k, then valuation, Biddenham conveyancing search costs, etc). First, you must ensure that your conveyancing practitioner is on the Virgin Money approved list. Concerning the subsequent phase this very much dictated by the specifics of your case, attraction to this property and on the state of the market. During a rising market the majority of buyers will apply for a home loan with Virgin Money and arrange for the valuation and only if it comes back ok would they pay their conveyancer to proceed with searches.
I purchased my apartment on 7 March and the transaction details is not yet registered. Should I be concerned? My conveyancing solicitor in Biddenham said it will be dealt with in less than a month. Are properties in Biddenham uniquely lengthy to register?
As far as conveyancing in Biddenham is concerned, registration is no faster or slower than the rest of the country. Rather than based on location, timeframes can differ according to the party submitting the application, whether it is in order and whether the Land registry must send notices to any other parties. At present in the region of three quarters of submission are fully dealt with within two weeks but occasionally there can be protracted delays. Registration takes place after the new owner is living at the property so an expedited registration is not always primary concern but if it is urgent that the the registration takes place urgently then you or your solicitor should communicate with the Registry to express the reasoning for an expedited registration.
How does conveyancing in Biddenham differ for new build properties?
Most buyers of new build premises in Biddenham come to us having been asked by the developer to exchange contracts and commit to the purchase even before the house is built. This is because builders in Biddenham usually acquire 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 accustomed to new build conveyancing in Biddenham or who has acted in the same development.
In surfing the web for the term conveyancing in Biddenham it brings up many property lawyersin the area. How do I determine which is the suitable conveyancer for me?
The preferential way of finding the right conveyancer is via personal referral, so seek the guidance of colleagues and relatives who have purchased a property in Biddenham or a local estate agent or financial adviser. Fees for conveyancing in Biddenham differ, so it's a good idea to secure at least three fee estimates from different solicitors. Make sure that you know that the charges are assured not to increase.
Is it true that a Biddenham conveyancing solicitor taken to court by clients for failing to conduct the appropriate conveyancing investigations?
We are not aware of such a Biddenham conveyancing claim but according to a recent report, clients acquiring a house in Cumbria successfully won a case against their lawyer due to development plans to construct a wind farm failing to be picked up in conveyancing searches.
Where you are contemplating buying a home in Biddenham It is critical that your conveyancing practitioner conduct all Biddenham conveyancing searches necessary making sure that you have accurate and current information ahead of buying a home in Biddenham.