The lawyer who assisted with my previous purchase has given a fee estimate £1700 for fixed fee conveyancing in Devon. I’m looking to sell a newly refurbished detached home for £200,000. Are these conveyancing fees excessive? Is it in excess of what I should be paying for conveyancing in Devon?
The charges are a tad high. If you are prepared to invest time scrutinising quotes you could shave off some of the expense by say £100 plus VAT. That being said, you mightcome to regret opting for an a cheaper solicitor. Remember to enquire the conveyancer can act for your lender. You can employ our comparison tool to find a Devon conveyancing firm on the banks approved list of lawyers which can often include conveyancing solicitors in Devon.
Have just purchased a probate house at auction in Devon. Conveyancing is needed. What is next?
Given that you are now legally committed yourself to purchase you should hire the services of a conveyancing solicitor as a matter of priority as you are faced with a fast approaching a drop dead date to complete the conveyancing. Every auction property will ordinarily have a corresponding legal pack. This will include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the legal papers may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You need to pass this on to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that you have funds in place to complete on the on the contractual date .
Forgive me if this question is silly but I am unexperienced as a first time buyer of a two bedroom flat in Devon. Do I collect the keys to the premises on completion from my conveyancer? If so, I will instruct a local conveyancing solicitor in Devon?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance 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 start moving into the property. This tends to happen early afternoon.
Having 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 Devon solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
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. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Devon postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Devon.
A relative advised me that if I am purchasing in Devon I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually included in the estimate for your Devon conveyancing searches. It is a large document of about 40 pages, listing and detailing important information about Devon around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Devon Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Devon Education with maps and statistics, Local Amenities and other useful information about Devon.
4 months have gone by since my purchase conveyancing in Devon concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. 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 premises 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.
How does conveyancing in Devon differ for new build properties?
Most buyers of new build premises in Devon approach us having been asked by the seller to sign contracts and commit to the purchase even before the premises is ready to move into. This is because house builders in Devon typically purchase 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 conveyancing solicitors 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 Devon or who has acted in the same development.