I decided to go with a local solicitor for my conveyancing in Northamptonshire yesterday. Upon checking the fine print it is apparent thatI am responsible for fees even where the transaction does not complete. Should I ditch them and appoint a web based firm advertising no-sale-no-fee conveyancing in Northamptonshire?
Generally there is a compromise along the lines that if "No Sale No Fee" is advertised then the conveyancing charges will tend to be be more expensive to offset those conveyances that do not proceed. You should be mindful that these deals generally do not protect you from expenditure e.g. Northamptonshire conveyancing search expenses.
We are planning to acquire a house and require a conveyancing solicitor in Northamptonshire who is on the Aldermore approved panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Aldermore . We don't recommend any particular firms conducting conveyancing in Northamptonshire.
I moved into my apartment on 7 January and my personal details is yet to be registered. Any reason for this? My conveyancing solicitor in Northamptonshire said it will be recorded in less than a month. Are properties in Northamptonshire uniquely lengthy to register?
As far as conveyancing in Northamptonshire is concerned, registration is no quicker or slower than the rest of the country. Rather than based on location, timeframes can vary subject to the party submitting the application, whether there are errors and whether the Land registry communicate with any 3rd parties. At present approximately three quarters of submission are fully dealt with in less than three weeks but occasionally there can be protracted hold-ups. Registration is effected once the new owner is living at the premises therefore 'speed' is not usually primary concern yet where there is a degree of urgency associated with the registration then you or your solicitor must contact the land registry and explain the circumstances.
I am looking for a ground for flat up to £305k and identified one close by in Northamptonshire I like with open areas and station nearby, however it only has 51 remaining years left on the lease. I can't really find anything else in Northamptonshire suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a home loan the remaining unexpired lease term will likely be a potential deal breaker. Discount the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
Our solicitor in Northamptonshire has identified a defect with the lease for the flat we are purchasing in Northamptonshire. The other side have suggested defective title insurance as a workaround. We are happy with insurance and will pay for it. Our solicitor says that as he is on the lender conveyancing panel he must be satisfied that the lender is happy with this solution. Who is the client here, us or the mortgage company?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. A precondition to being on the mortgage company approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.