Why do I have to pay up front when it comes to conveyancing in Darwen?
Where you are retaining lawyers for conveyancing in Darwen your lawyer will request that you to provide them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. When the deposit is as part of the total price then this will be required immediately ahead of exchange of contracts. The final balance that is due should be transferred a couple of days ahead of the completion date.
I have a mortgage with Clydesdale for my property in Darwen. Conveyancing was finalised some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Clydesdale?
Clydesdale must be informed of your intention prior to renting your property as this is likely to be a breach of Clydesdale’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Clydesdale directly. You need not do this via a Clydesdale conveyancing panel solicitor.
I have instructed a Darwen solicitor having checked that they are on the Principality conveyancing panel. Does my lawyer arrange the survey of the property?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality 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 Darwen 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.
Yorkshire BS have agreed my home loan in principle, my bid on a flat in Darwen has been agreed to, what are the next steps?
Your estate agent will need to know who your solicitors are (be sure the conveyancing practitioners are on the bank’s panel). Telephone Yorkshire BS or the financial adviser and complete any appropriate forms. Yorkshire BS will instruct a valuer who will get in contact with the selling agent or owners to book an appointment. Once carried out (assuming no problems) it takes on average ten days to get a mortgage offer. Yorkshire BS will issue the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Darwen.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Darwen is where the house is located. What do you suggest?
Flying freeholds in Darwen are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Darwen you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Darwen may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
In my capacity as executor for the estate of my uncle I am selling a property in Neath but reside in Darwen. My conveyancer (approximately 250 kilometers from merequires that I execute a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing lawyer in Darwen who can attest and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are Darwen based
What do I do if I am unhappy with the lawyer who handled our conveyancing in Darwen?
We live in an imperfect world, and is is a fact of life that occasionally things do go wrong. That being said there is recourse where you were dissatisfied with your conveyancing in Darwen. This varies from trying to resolve matters directly with them, through to reporting a property lawyer to their regulator. If things still aren’t resolved you may consider getting in touch with the Legal Ombudsman.