Forgive me if this question is silly but I am wet behind the ears as FTB of a ground floor flat in Dronfield. Do I receive the keys to the premises on the completion date from my lawyer? If so, I will instruct a local conveyancing solicitor in Dronfield?
On the day of completion you do not need to attend the conveyancers office in Dronfield. Conveyancing lawyers for you will arrange to send the purchase money to the owner’s conveyancers, and shortly after the monies have arrived, you will be able to collect the keys from the selling Agents and move into your new home. Usually this happens between 1 and 3pm.
I'm the sole recipient of my late grandmother’s will and I have everything in my name alone, including the house in Dronfield. The Dronfield property was put into my name in January. I plan to dispose of the house. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership will be regarded the same way as though I had purchased the property in January. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires 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 caught by that. How practical a view lenders take of it, depend on the mortgage company as this obligation chiefly exists to capture subsales or the wholesaling and assigning of properties.
I have decided to exercise my right to buy my property in Dronfield off the council. I have a mortgage offer with UBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with UBS, you will need to appoint a solicitor on the UBS conveyancing panel.
We are intent on selling our house in Dronfield and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers are using a national conveyancing firm rather than a conveyancing solicitor in Dronfield. Having lived in Dronfield for three years we know of no issue. Should we contact our local Authority to seek clarification that the buyers are looking for.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
It has been four months since my purchase conveyancing in Dronfield took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. 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 Dronfield differ for new build properties?
Most buyers of new build or newly converted property in Dronfield approach us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because house builders in Dronfield tend to buy 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 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 accustomed to new build conveyancing in Dronfield or who has acted in the same development.
In searching the internet for the term cheap conveyancing in Dronfield it shows results of many solicitorsin the vicinity. How do I determine which is the suitable conveyancing solicitor for purchase transaction?
The ideal method of finding a suitable conveyancer is through a personal testimonial, so seek the counsel of friends and relatives who have purchased a property in Dronfield or a respected estate agent or financial adviser. Fees for conveyancing in Dronfield vary, so it's sensible to request at least three fee estimates from different law firms. Make sure that you clarify what costs in the quote includes.