I am under pressure from the seller of a property in Holywell to complete within four weeks. What can I do to expedite matters?
In the event that you are under pressure to complete we would recommend that your conveyancer is familiar with the area as they will make use of local contacts and know-how. It is even conceivable that they may have transacted previoushouses in the same street. You would be best advised to use a Holywell conveyancing firm. Second, double check that the conveyancing firm is on the lender panel. It is said that nearly one in five of Holywell conveyancing transactions are held up or jeopardised after discovering a purchaser’s solicitor was not on their mortgage lender’s list of approved solicitors. In many cases this discovery resulted in the transaction being held up by as much as 21 days. It is estimated that this issue affects in the region of 100,000 home moves annually. Many Holywell conveyancing firms can not represent certain banks so do check as early as possible.
Can you clarify what the consequences are if my solicitor is removed from the Yorkshire BS Conveyancing panel ahead of completing my conveyancing in Holywell?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
A relative suggested that where I am purchasing in Holywell 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 occasionally quoted for as part of the standard Holywell conveyancing searches. It is a large document of about 40 pages, listing and detailing significant information about Holywell around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Holywell Education with plans and statistics, Local Amenities and other useful data regarding Holywell.
3 months have gone by following my purchase conveyancing in Holywell completed. 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 asset 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.
We're first time buyers - agreed a price, but the estate agent informed us that the seller will only go ahead if we instruct the agent's preferred conveyancers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer with experience of conveyancing in Holywell
It is highly unlikely the owners are behind this. If they desire ‘a quick sale', turning down a serious buyer is counter productive. Contact the owners directly and make sure they comprehend that (a)you are serious purchasers (b)you are excited to move forward, with finances in place © you are chain free (d) you wish to move quickly (e)but you intend to appoint your preferred Holywell conveyancing lawyers - not the ones that will earn their negotiator at the agency a referral fee or meet his conveyancing thresholds demanded by HQ.