Forgive me if this question is silly but I am unexperienced as FTB of a garden flat in Rutland. Do I collect the keys to the premises on the completion date from my solicitor? If so, I will use a local conveyancing solicitor in Rutland?
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 solicitors, and shortly after the monies have arrived, you will be invited to receive the keys from the selling Agents and move into your new home. Usually this happens between 1 and 3pm.
is it true that all Rutland solicitors on the Nottingham conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Nottingham conveyancing panel they would need to be regulated by the SRA. The majority of banks do permit licenced conveyancers on their panel in which case such organisation would be governed by the CLC.
How can we know in advance if a Rutland conveyancing solicitor on the Bank of Ireland panel is any good?
When it comes to conveyancing in Rutland getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer handling your conveyancing.
How does conveyancing in Rutland differ for new build properties?
Most buyers of new build property in Rutland come to us having been asked by the developer to exchange contracts and commit to the purchase even before the house is built. This is because builders in Rutland tend to 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 used to new build conveyancing in Rutland or who has acted in the same development.
I have been on the look out for a flat up to £245,000 and found one close by in Rutland I like with open areas and railway links nearby, however it only has 49 years on the lease. I can't really find anything else in Rutland for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you require a home loan that many years will likely be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you can ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.
Is it simple use the search facility to find a conveyancing practitioner in Rutland on the approved list for my lender?
First select a lender such as National Westminster Bank, Leeds Building Society or Platform Home Loans Ltd then type in your location e.g. Rutland. Conveyancing practices in Rutland and further afield will then be identified.
As co-executor for the estate of my uncle I am selling a property in Cardiff but live in Rutland. My lawyer (who is 300 miles awayneeds me to sign a stat dec prior to the transaction finalising. Can you recommend a conveyancing lawyer in Rutland who can attest and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are located in Rutland