Have just purchased a repossessed house at auction in Bulwell. Conveyancing is necessary. What happens now?

Given that you have now for in every practical sense signed on the dotted line you must hire the services of a conveyancing solicitor soon as you are facing a fast approaching a drop dead date to complete the purchase. Every auction property will ordinarily have an associated auction set of papers. This should include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the auction pack may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to leasehold premises. You must give this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that your finances are in place to complete on the date specified in the contract.

Forgive me if this question is silly but I am unseasoned as FTB of a two bedroom flat in Bulwell. Do I pick up the keys to the premises on the completion date from my conveyancer? If so, I will instruct a local conveyancing solicitor in Bulwell?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the purchase money to the owner’s conveyancers, and shortly after the monies have arrived, you should be called to collect the keys from the selling Agents and move into your new home. Usually this happens between 1 and 3pm.

My offer on a detached house in Bulwell has been accepted, but there is a chain. The sellers have offered on a property, however it’s not yet tied up, and have viewings of other apartments booked. I have chosen a nearby conveyancing solicitor in Bulwell. What should be my next step? When should I get the mortgage application with Nottingham going?

It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of £1k, then valuation, Bulwell conveyancing search charges, etc). The first course of action is to check that your conveyancer is on the Nottingham conveyancing panel. Concerning the next phase this very much dictated by the uniqueness of your transaction, attraction to this property and on the state of the market. In a buoyant market some home buyers will apply for a home loan with Nottingham and arrange for the valuation and only if it comes back ok would they request their solicitor to proceed with searches.

Will our solicitor be asking questions about flooding as part of the conveyancing in Bulwell.

The risk of flooding is if increasing concern for lawyers dealing with homes in Bulwell. Some people will acquire a property in Bulwell, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Lawyers are not best placed to give advice on flood risk, but there are a number of searches that can be carried out by the purchaser or on a buyer’s behalf which should give them a better appreciation of the risks in Bulwell. The standard property information forms sent to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the owner to determine whether the premises has historically flooded. If the premises has been flooded in past which is not revealed by the seller, then a buyer could commence a claim for damages stemming from an incorrect answer. A purchaser’s solicitors will also commission an enviro search. This should disclose if there is any known flood risk. If so, additional investigations should be carried out.

I am buying a new build house in Bulwell with the aid of help to buy. The developers would not reduce the price so I negotiated £7000 of extras instead. The sale representative suggested that I not disclose to my lawyer about the deal as it will impact my loan with Yorkshire Building Society. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

There are only Fifty years unexpired on my flat in Bulwell. I now wish to extend my lease but my landlord is can not be found. What options are available to me?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. You will be obliged to demonstrate that you or your lawyers have made all reasonable attempts to locate the landlord. On the whole a specialist may be helpful to carry out a search and prepare a report to be used as evidence that the landlord can not be located. It is advisable to get professional help from a solicitor both on proving the landlord’s absence and the vesting order request to the County Court covering Bulwell.

Bulwell Leasehold Conveyancing - A selection of Questions you should ask before buying

How much is the service charge and ground rent on the apartment? Make sure you investigate if the the lease includes any adverse restrictions in the lease. For instance it is reasonably common in Bulwell leases that pets are not allowed in certain buildings in Bulwell. If you love the propertyin Bulwell however your dog is not allowed to live with you then you will be presented with a hard decision. Are any of leasehold owners in dispute over their service charge payments?

Please set examples of compelling benefits to choosing a high street solicitor in Bulwell

A significant proportion of house movers in Bulwell opt for a nearby high street solicitor so that they can attend the lawyer’s offices just in case they have problems, and to sign mortgage deeds rather taking the chance in relying on the post.

One could say that there is a slight edge when opting for a lawyer nearby to a property you are buying, due to the familiarity of the area and potential local issues - nevertheless this is moot. Most conveyancers are now online and could be any place in the world.