We chose a Kempston based firm for our conveyancing in Kempston today. Reviewing the Terms and Conditions I noteI am liable for charges even if our purchase doesn't happen. Should I go with them or choose a web based lawyer who offer no-sale-no-fee conveyancing in Kempston?
Generally there is a compromise along the lines that if "No Completion No Fee" is advertised then the conveyancing charges will tend to be be more expensive to cover the transactions that do not go ahead. Please beware that these offerings tend not to cover disbursements such your Kempston conveyancing search fees.
We are due to exchange on the purchase of a property in Kempston but as a consequence of wreckage from the recent storms I have was able negotiate compensation from the seller of £2k in the form of a deduction in the price. I had intended this to be addressed as part of the conveyancing process yet Nottingham are not allowing this. Why were they approached?
Any conveyancer that is on the Nottingham conveyancing panel is required to disclose to Nottingham of any variations to the sale price. If you were to refuse your property lawyer to report the price change to Nottingham then they would have to discontinue acting for you. In addition, Nottingham and you would have to appoint a new conveyancer for your conveyancing in Kempston.
I bought my apartment on 6 August and the transaction details is yet to be on the land registry website. Should I be concerned? My conveyancing solicitor in Kempston said it would be dealt with in a couple of weeks. Are titles in Kempston particularly slow to register?
There is nothing unique when it comes to conveyancing in Kempston registration formalities. Rather than based on location, timescales can adjust according to who lodges the application, whether there are errors and whether the Land registry need to notify any other parties. Currently roughly 80% of submission are completed in less than three weeks but occasionally there can be protracted delays. Registration is effected once the new owner has moved in to the property so 'speed' is not always primary concern but if it is urgent that the the registration takes place urgently then you or your lawyers should contact the land registry and explain the circumstances.
How does conveyancing in Kempston differ for new build properties?
Most buyers of new build premises in Kempston approach us having been asked by the builder to sign contracts and commit to the purchase even before the house is completed. This is because builders in Kempston usually buy 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 conveyancers 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 Kempston or who has acted in the same development.
I decided to have a survey done on a house in Kempston prior to retaining conveyancers. I have been told that there is a flying freehold aspect to the house. Our surveyor has said that some mortgage companies will refuse to issue a mortgage on this type of property.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. If you e-mail us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Kempston. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Kempston to see if the conveyancing costs will increase in light of this.