We are soon to exchange buying a property in Arlesey but as a consequence of wreckage from some water damage at the property I have was able negotiate compensation from the seller in the sum of £3k by way of a adjustment in the price. I had intended this to be dealt with as part of amending the contract but Lloyds will not agree to this. Why were they notified?
Your conveyancer that is on the Lloyds conveyancing panel is obliged to advise Lloyds of any amendments to the purchase price. If you were to refuse your lawyer to disclose the price change to Lloyds then they would have to discontinue acting for you. In addition, Lloyds and you would have to appoint a new lawyer for your conveyancing in Arlesey.
In reading mumsnet.com for a recommended solicitor in Arlesey, most comment that I should instruct a CQS kitemarked solicitor. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in buying or selling property, trusted by some of the UK's leading mortgage companies. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. The scheme does not cover licenced conveyancers. Arlesey is one of the many areas of the UK where there are CQS solicitors.
A friend suggested that if I am buying in Arlesey I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually included in the estimate for your Arlesey conveyancing searches. It is not a small report of more than thirty pages, listing and detailing important information about Arlesey around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful data about Arlesey.
I got the keys to my home on 13 August and my personal details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Arlesey expressed confidence that it will be formalised inside ten days. Are transfers in Arlesey uniquely lengthy to register?
There is nothing unique about conveyancing in Arlesey registration formalities. Rather than based on location, timeframes can differ depending on the party submitting the application, whether there are errors and if the Land registry have to notify any interested parties. Currently approximately 80% of such applications are fully dealt with within 12 days but some can be subject to protracted delays. Registration takes place once the purchaser has moved in to the premises so post completion formalities is not typically primary concern but if there is a degree of urgency associated with the registration then you or your lawyers could contact the land registry and explain the circumstances.
We're first time buyers - agreed a price, yet the estate agent informed us that the seller will only issue a contract if we appoint their recommended conveyancers as they want an ‘expedited deal’. Our preferred option is to instruct a local conveyancer used to conveyancing in Arlesey
It is improbable the vendors are driving this. Should the vendor want ‘a quick sale', turning down a motivated buyer is not the way to achieve this. Speak to the owners direct and explain that (a)you are genuine purchasers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you will continue to appoint your preferred Arlesey conveyancing firm - not the ones that will give their estate agent a commission or hit his conveyancing targets set by corporate headquarters.