IfI were to purchase a simple residential propertyin Northampton for cash and have no survey and no conveyancing searches how much could I expect to have to pay for conveyancing in Northampton?
The only saving you would make on is the disbursement for searches. The conveyancing practitioner still be obliged to do everything else - money laundering, liaising with the sellers property lawyer, SDLT submission, register the property etc. A slight saving might be made by not needing to register a mortgage however it won't be meaningful.
There are a variety of conveyancing solicitors in Northampton but how do I know who I should use?
It would be unwise to be tempted by the cheapest Northampton conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
I am buying a property in Northampton. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Coventry BS be concerned?
As your lender is Coventry BS your lawyer must comply with the conveyancing instructions outlined in Part 2 of UK Finance Lenders’ Handbook for Coventry BS. The CML Handbook contains minimum conditions for solar panel roof-space leases, and solicitors are required to report to Coventry BS where a lease does not meet these requirements. The specifications relate to the installation of panels on properties countrywide and is not isolated to Northampton.
The formalities of my purchase has taken place for my property in Northampton. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
It has been four months following my purchase conveyancing in Northampton concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. 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 Northampton differ for new build properties?
Most buyers of new build premises in Northampton contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is constructed. This is because builders in Northampton typically acquire 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 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 used to new build conveyancing in Northampton or who has acted in the same development.
Due to the encouragement of my in-laws I had a survey completed on a property in Northampton before appointing conveyancers. I have been advised that there is a flying freehold element to the property. The surveyor has said that some mortgage companies will refuse to issue a mortgage on a flying freehold house.
It varies from the lender to lender. Lloyds has different requirements for example to Halifax. If you contact us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Northampton. Conveyancing may be slightly more expensive based on your lender's requirements.