I have given 2 months notice to my existing landlord and have to leave my let out flat in Leamouth by the end of next month. Conveyancing for my house purchase is underway. Is it possible to complete in 5 weeks as don't want to have to find temporary accommodation?
Generally one should not serve notice on a rental unless your lawyer suggests that you should. Assuming that you have not already done so, speak to your solicitor and request that they cajole the other solicitors, try to an acceptable time-line that everyone will look to achieve
Why do I have to pay up front when it comes to conveyancing in Leamouth?
Where you are retaining lawyers for conveyancing in Leamouth your solicitor will ask you to provide them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. When the down payment is as part of the purchase price then this should be needed immediately prior to exchange of contracts. The closing balance that is needed will be payable a few days prior to the completion date.
My wife and I are spending time viewing apartments in Leamouth and I am now considering a potential offer. Is it too early to have a solicitor in place? I will be getting a home loan with Nottingham.
You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are taking out a mortgage with Nottingham, ask your prospective lawyers if they are on the Nottingham conveyancing panel otherwise they can't do the mortgage legal work.
I have paid off my mortgage with Coventry BS. I assume I don't need a Leamouth solicitor on the Coventry BS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Coventry BS 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 Coventry BS mortgage from the register. Coventry BS, 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 Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
I recently had an offer agreed on an apartment in Leamouth. My mortgage broker suggested a conveyancer. I paid an advanced payment of £200. A few days later, the lawyer called me to say that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
How does conveyancing in Leamouth differ for new build properties?
Most buyers of new build property in Leamouth approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because new home sellers in Leamouth usually 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 Leamouth or who has acted in the same development.
Am I right to be wary by brokers that I am dealing with are encouraging me to use a national conveyancing firm rather than a High Street Leamouth conveyancing company?
As is the case with many service providers, often suggestions from family and friends can be worth their weight in gold. But there are lots of players in a conveyancing transaction; estate agents, financial adviser and banks may recommend conveyancers to choose. Sometimes the conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there may be a financial incentive behind the recommendation. You are at liberty to select your preferred lawyer. You need to be aware that most lenders specify a panel list of conveyancers you have to use for the lender aspect of your transaction.