When does exchange of contracts occur in purchase conveyancing in Kingstanding and do I need to attend the solicitors office?

Where you are round the corner to one of the conveyancing solicitors in Kingstanding you are invited in to sign the paperwork. However, the law practices we work with supply a nationwide conveyancing service and provide just as diligent and professional a job for you when dealing with you by post or email. The signing of the sale agreement is not when everything is set in stone. A signed contract is necessary for the conveyancer to exchange contracts at the suitable time, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Kingstanding)to be in the office at the appropriate time.

I have an AIP. The bank mentioned the loan came with free conveyancing. Does this mean I have to use their panel solicitor as I would prefer to instruct a Kingstanding based conveyancing firm?

You should check but the the probability is that give you one of their panel solicitors should you want the "fee-free" deal. Call the mortgage company to check if they allow a cash alternative. Some banks have previously offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor near Kingstanding.

We are aiming to move home in March. Should my conveyancing solicitor call the removal company on the day of completion. As an aside, can you put forward a removal company in Kingstanding. Conveyancing firm was chosen before I stumbled across your site.

On the afternoon of completion you will need to collect the keys from your property agent however this should only be done once the sellers lawyers inform the agent that they have the completion monies and the keys can be passed over. You will need to inform the removal men that you are ready to move in. We are not in a position to recommend a specific removal company but can help you find a residential property solicitor in Kingstanding or a lawyer that specialises in conveyancing in Kingstanding.

The mortgage over my property is with Bank of Ireland for my property in Kingstanding. Conveyancing has been completed a year ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Bank of Ireland?

You must advise Bank of Ireland prior to renting your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. It may be that Bank of Ireland will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. You need not do this via a Bank of Ireland conveyancing panel solicitor.

I can not work out if my mortgage offer requires a lease extension. I have called my Kingstanding building society branch on a couple of occasions and was advised it wasn't an issue and they would lend. My Kingstanding conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they will not lend based on their published requirements. I have no idea who is right.

Your conveyancing practitioner must follow the CML Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

I am using a search engine for the words on line conveyancing in Kingstanding it reveals numerous solicitorslocally. With so much choice what is the best way to find the suitable solicitor for purchase transaction?

The preferential method of finding the right conveyancer is via personal recommendation, so enquire of colleagues and relatives who have bought a property in Kingstanding or the reputable estate agent or financial adviser. Fees for conveyancing in Kingstanding vary, so it's advisable to request at least four fee calculations from different property lawyers. Be sure to seek confirmation that the fees are fixed.

Do you have any top tips for leasehold conveyancing in Kingstanding with the purpose of speeding up the sale process?

• A significant proportion of the delay in leasehold conveyancing in Kingstanding can be avoided where you instruct lawyers as soon as your agents start marketing the property and request that they start to collate the leasehold documentation needed by the buyers’ lawyers.
If you have had any disputes with your freeholder or managing agents it is essential that these are settled before the property is put on the market. The purchasers and their solicitors will be reluctant to purchase a property where there is a current dispute. You will have to accept that you will have to discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is better to reveal the dispute as historic as opposed to unresolved. In the event that you altered the property did you need the Landlord’s permission? Have you, for example installed wooden flooring? Kingstanding leases often stipulate that internal structural changes or installing wooden flooring require a licence from the Landlord approving such works. If you fail to have the consents in place you should not contact the landlord without checking with your lawyer first. If you are supposed to have a share in the freehold, you should ensure that you hold the original share document. Arranging a re-issued share certificate is often a lengthy process and slows down many a Kingstanding home move. Where a duplicate share certificate is necessary, do contact the company officers or managing agents (where applicable) for this at the earliest opportunity.

Leasehold Conveyancing in Kingstanding - Examples of Queries before Purchasing

Most Kingstanding leasehold flats will incur a service charge for the upkeep of the building invoiced by the landlord. Should you buy the property you will have to pay this charge, usually periodically during the year. This may be anything from a few hundred pounds to thousands of pounds for blocks with lifts and large common grounds. There will also be a ground rent to be met annual, normally this is not a large figure, say about £50-£100 but you should to check it because sometimes it can be prohibitively expensive. Are any of leasehold owners in dispute over their service charge liability? Is the freehold reversion owned collectively by the leaseholders?