With a property ready to buy , how can we get fast conveyancing?
As is widely reported, contacting a proactive lawyer is crucial to a fast transaction. There are, however, numerous things you could do. These include:
- answering any queries raised by the lawyer as soon as possible
- clarifying your mortgage lender's requirements
- keeping in regular contact with your lawyer
If I want to build an extension or do other works once I move in, can I get a builder to visit to give me a quote?
There is nothing stopping you trying to organise this, so long as you set a date and time that’s acceptable to the vendor (or via their estate agent if they are unable to be there) and try to establish how long the process will take, so that this can be booked in.
This becomes particularly critical following a surveyor’s inspection where remedial works are identified and recommended. You can use the quote from the builder as a renegotiation tool on the asking price, if the work required is going to be particularly costly. If you decide to go down this route, it must be done before exchange of contracts (where you’re committing to the sale price) and you should inform your solicitor if you’ve had private discussions and agreements with the vendor over price for inclusion in the terms of the contract.
We are buying with Beverley Building Society - what will I need to consider?
In some cases, lenders have reduced their 'solicitor panel'. This can mean greater conveyancing costs for home buyers. Homeward Legal, though, will act for all large mortgage lenders.
Why can the conveyancing process be so delayed?
Retford conveyancing will occasionally experience delays. Homeward Legal work hard to minimise their effect wherever possible to do so. Delays may include a slow firm acting for the lender.
Conveyancing searches may be standard procedure but considering current events for example the serious flooding in Sept 2012 in the East Midlands are they the best way to see enough about the Retford risk of flooding?
A diligent Retford lawyer will recommend that you carry out food risk searches if the standard conveyancing searches flag up a Retford flooding risk.
Why not converse with a close neighbour for that further comfort.
If there are outstanding works approved in the planning consent, can I still use it?
Generally speaking, planning permission legally has to have an expiry date, which is usually for a period of three years from approval for the building work to start (and not necessarily complete, unless the consent has a suitable caveat).
This means that the consent is against the property and the intended construction rather than the person who made the application. As such, if the planning consent remains within the expiry period, the agreement is transferrable to the new owner of the property.
Your solicitor will be able to provide further advice, once enquiries with the local authority have been satisfactorily completed as part of the conveyancing.
How do we get out of paying out for stamp duty to the Revenue?
SDLT is generally due for purchases over 125,000 pounds. Homeward Legal do not advise conveyancing clients expose their finances to any stamp duty mitigation. Such schemes are expensive and the HMRC can review a scheme up to 6 years after a sale is completed meaning that the full stamp duty amount, interest and additional fines will be imposed.