When will exchange of contracts happen for sale conveyancing in Crook and am I required to be at the conveyancers branch?

Where you are round the corner to one of the conveyancing solicitors in Crook you are invited in to sign contracts. However, the law practices we work with supply countrywide coverage for conveyancing and provide just as comprehensive and professional a job for you when dealing with you by post or email. The signing of the contract is not when everything is set in stone. A signed contract simply enables the conveyancer to officially exchange at the appropriate time, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Crook)to be in the office available at the end of the phone to exchange contracts.

My bid for a property was accepted at auction in Crook. Conveyancing is necessary. What happens now?

Given that you are now exchanged you should retain a conveyancing solicitor as a matter of priority as you now have a pending a fixed date to complete the purchase. An auction property will have a bespoke legal set of papers. This will include evidence of title and search results. If you have purchased leasehold property the conveyancing papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You should give this to your appointed conveyancing solicitor ASAP. Do make sure that your finances are in place to complete the transaction on the set completion date.

I have decided to exercise my right to buy my property in Crook off the council. I have a mortgage offer with Yorkshire BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.

I currently have a mortgage with Santander for my property in Crook. Conveyancing was finalised some time ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Santander?

Santander must be informed of your intention in advance of letting out your property as this is likely to be a breach of Santander’s mortgage conditions. In many cases banks or building societies 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 Santander directly. You need not do this via a Santander conveyancing panel solicitor.

Should my lawyer be asking questions about flooding during the conveyancing in Crook.

Flooding is a growing risk for solicitors dealing with homes in Crook. There are those who buy a house in Crook, completely aware that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Conveyancers are not best placed to give advice on flood risk, however there are a number of checks that may be initiated by the buyer or on a buyer’s behalf which can figure out the risks in Crook. The standard completed inquiry forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the vendor to determine if the property has suffered from flooding. If flooding has previously occurred which is not disclosed by the seller, then a buyer could bring a compensation claim stemming from an inaccurate answer. A buyer’s conveyancers should also conduct an environmental report. This will disclose whether there is a recorded flood risk. If so, additional investigations should be initiated.

Are there restrictive covenants that are commonly picked up during conveyancing in Crook?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Crook. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I have been on the look out for a flat up to £235,500 and found one round the corner in Crook I like with amenity areas and station in the vicinity, the downside is that it's only got 49 years unexpired on the lease. I can't really find anything else in Crook for this price, so just wondered if I would be making a mistake acquiring a short lease?

Should you require a mortgage the remaining unexpired lease term will be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.