The sellers of the property we are hoping to buy hired a conveyancing solicitor in Tadworth who has suggested a preliminary contract with a down payment 10k. Are such agreements generally advanced for Tadworth conveyancing transactions?
There are a couple of main downsides with entering into any lock out agreement (occasionally known as a no-shop agreement) is that it takes away the focus from progressing with the conveyancing work, so unless it requires minimal or no negotiation then it could turn out to be a cause of frustration and delay. It is not strongly advocated amongst Tadworth conveyancing solicitors as a result. A supplemental concern is the extent of the remedies available - a jilted buyer should not expect to be issued with an injunctive ruling by a court to prohibit the vendor selling to a third party, so the only remedy open via the contract will be the reimbursement of wasted costs and, in rare circumstances, the extra payment of penalties.
Have just purchased a repossessed house at auction in Tadworth. Conveyancing is required. What happens now?
Given that you have now to in every practical sense signed on the dotted line you should retain a conveyancing lawyer quickly as you now have a pending deadline in which to complete the deal. All auction property will have an associated auction pack. This will include evidence of title and search results. Where you are dealing with leasehold premises the conveyancing papers may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to leasehold premises. You must pass this on to the solicitor working for you as soon as possible. You also need to ensure that your finances are in order to complete on the date specified in the contract.
Forgive me if this question is silly but I am unseasoned as a 1st time buyer of a garden flat in Tadworth. Do I pick up the keys to the house on the completion date from my lawyer? If this is the case, I will use a High Street conveyancing solicitor in Tadworth?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the owner’s solicitors, and shortly after the monies have arrived, you will be able to pick up the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Tadworth property lawyer on the UBS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
Will my solicitor be asking questions regarding flooding as part of the conveyancing in Tadworth.
The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Tadworth. Some people will buy a property in Tadworth, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Solicitors are not qualified to offer advice on flood risk, but there are a numerous searches that can be initiated by the buyer or by their conveyancers which will figure out the risks in Tadworth. The conventional set of information supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a usual question of the vendor to determine whether the property has ever been flooded. In the event that the property has been flooded in past and is not disclosed by the vendor, then a buyer could commence a legal claim for losses stemming from an inaccurate answer. A buyer’s lawyers may also commission an enviro search. This should disclose whether there is any known flood risk. If so, additional investigations will need to be conducted.
I am a sole trader hoping to lease a unit on a shopping parade. Can you recommend solicitors offering competitive charges for non-domestic conveyancing in Tadworth for under 1500k?
We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in Tadworth, including the disposal and acquisition of businesses as well as simply premises. If you are looking to acquire or sell a shop, pub, restaurant, office, retail premises or a complete business we can find you the right lawyer. As for the fees this will depend on the structure and complexity of the proposed transaction. Please provide us with your contact information or telephone so as to enable us to supply you with comprehensive commercial conveyancing quote.
We are purchasing a 2 bedroom apartmentin Tadworth with a mortgage from a bank. We have a solicitor in Tadworth but our bank says he's not on their "panel". We have to appoint from the our lender panel firms or keep our Tadworth solicitor and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
No, not really. The mortgage company mortgage offered to you is subject to conditions, one of which will be that lawyers will on the lender's conveyancing panel. Until recently, most mortgage companies had open panels, including almost all conveyancing solicitors in Tadworth : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for your lender.