I require conveyancing for an apartment in a relatively new development (five years old) in Blakelaw. Almost all the appartments are already occupied. Do I need carry out the local searches for my conveyancing in Blakelaw?
You would be taking a significant risk in failing carrying out Blakelaw conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would absolutely advise in no uncertain terms that your lawyer conducts them. If accelerating the process and price are top of your concerns you should consider with your conveyancer about the viability of search insurance
Having spent time looking at consumer advice sites for a cheap lawyer in Blakelaw, most comment that I should use a CQS assured solicitor. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home ownership transfers, trusted by some of the UK's major lenders. Four years ago the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). CQS is not a scheme offered by the Society for Licensed Conveyancers. Blakelaw is one of the many areas in England and Wales where there are Accredited solicitors.
I have been told that property searches are a common cause of stalling in Blakelaw house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released findings of a review by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of delays in the conveyancing process. Searches are unlikely to be the root cause of delay in conveyancing in Blakelaw.
How does conveyancing in Blakelaw differ for newly converted properties?
Most buyers of new build residence in Blakelaw contact us having been asked by the seller to exchange contracts and commit to the purchase even before the house is built. This is because house builders in Blakelaw tend to acquire the site, 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 property lawyers 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 Blakelaw or who has acted in the same development.
I am short of a 10% deposit on my flat purchase in Blakelaw , but I am keen exchange. What can I do?
You can agree a smaller deposit. Most property owners will accept a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute