Me and my partner are buying our first property. The conveyancing practitioner has messagedto see if we wish to purchase supplemental conveyancing searches. We are really unsure what's needed for conveyancing in St Andrews
The range of St Andrews conveyancing searches depends entirely on the property, the location, the likelihood of any of these risks, your knowledge of the locality and risks, your general attitude to risk. What matters is that you properly appreciate what information each search could provide. You may then decide if you consider that you need that information. If unclear, ask your property lawyer to advise.
What is the first thing I need to know regarding purchase conveyancing in St Andrews?
Not many law firms or advisers will tell you this but conveyancing in St Andrews or throughout Bristol is an adversarial process. In other words, when it comes to conveyancing there exists lots of room for friction between you and other parties involved in the house moving process. For instance, the vendor, estate agent and sometimes a mortgage company. Choosing a solicitor for your conveyancing in St Andrews an important selection as your conveyancer is your adviser, and is the ONLY person in the transaction whose interest is to protect your legal interests and to keep you safe.
On occasion a potential adversary will try and sway you that you should follow their advice. For instance, the property agent may claim to be helping by claiming that your conveyancer is slow. Or your financial adviser may try to convince you to do something that is contrary to your conveyancers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
My bid for a property was accepted at auction in St Andrews. Conveyancing is necessary. What are my next steps?
Given that you have now exchanged you will need to choose a conveyancing solicitor as a matter of priority as you are faced with a tight a fixed date to complete the conveyancing. Every auction property should have an associated auction pack. This will include evidence of title and search results. In the case of leasehold property the legal pack should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to leasehold premises. You should pass this on to your appointed conveyancing solicitor as soon as possible. Do make sure that your finances are in order to complete the transaction on the set completion date.
My father pointed out to me me that in purchasing a property in St Andrews there could be various restrictions limiting what one can do in terms of external alterations to the property. Is this right?
There are a number of properties in St Andrews which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in St Andrews should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am currently in the process of buying my council flat in St Andrews. I have a mortgage agreed with Yorkshire BS. Conveyancing is new to me. 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 Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
I am purchasing a new build house in St Andrews with a loan from Aldermore. The builders refused to move on the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative suggested that I not reveal to my lawyer about this deal as it could affect my loan with Aldermore. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Am I best advised to use a St Andrews conveyancing solicitor who is local to the property I am buying? I have an old university friend who can carry out the legal formalities however her office is over three hundred kilometers drive away.
The benefit of a high street St Andrews conveyancing firm is that you can drop in to execute paperwork, deliver your identification documents and apply pressure on them if necessary. Having local St Andrews know how is a bonus. That being said it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and on the whole were impressed that must outweigh using an unknown St Andrews conveyancing lawyer solely due to them being round the corner.