At what point can the exchange of contracts happen for sale conveyancing in Rufford and do I need to be at the solicitors office?

If you are round the corner to our conveyancing solicitors in Rufford you are invited in to sign the paperwork. However, the firms we recommend supply a national conveyancing service and provide as equally comprehensive and professional a job for you when dealing with you digitally. The signing of the contract is not the important part. A signed contract is necessary for the conveyancer to exchange contracts when the time is right, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Rufford)to be in the office available at the end of the phone to exchange contracts.

When it comes to mortgage companies such as Coventry BS, do Rufford conveyancers face a fee to be on the list of approved solicitors?

We are not aware of any bank fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

I am selling my house. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Lloyds are being problematic. The Rufford solicitor who is on the Lloyds conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?

It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Intending to buy a house in Rufford. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Rufford conveyancer is on the RBS conveyancing panel.

I'm buying a new build house in Rufford with a loan from Barclays . The sellers refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not disclose to my solicitor about this side-deal as it will impact my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I am looking for a ground for flat up to £305k and found one near me in Rufford I like with amenity areas and station in the vicinity, however it only has 61 remaining years left on the lease. There is not much else in Rufford suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you require a home loan that many years will likely be problematic. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you could ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.

My parents cant seem to find their Rufford land registry title on the website. They recall that back in the 60’s when they purchased the property there were complications regarding Rufford not being identified on some systems.

Nearly all properties in Rufford should be revealed. Have you tried a search with simply the postcode. Ordinarily it should mention all the houses and flats inside that postcode. Where registered it will show up with a title number. If they bought back in the 70’s it's conceivable it may be unrecorded. The property could still be revealed but with the title number shown 'na'. In this scenario you will need to find the original title papers which may be with your parent’s bank.