How long will it take?
If the property is empty and the buyer does not require a mortgage, a sale or purchase can all be completed in a few days but this is very unusual.
However it is more likely that a mortgage will be required and there will be a chain of transactions and if that is the case it will usually take 4-6 weeks to exchange contracts and then another 2-4 weeks between exchange of contracts and completion making a total of 6-10 weeks from start to finish.
We always do all that we can to progress your transaction as quickly as possible.
How soon do I need to pay any money?
Usually if you are purchasing a property your Solicitor will ask you for approximately £125.00 at the beginning to cover any search fees that may need to be paid out on your behalf. The balance of the price and the legal fees will be payable shortly before completion, unless you are borrowing more than 90% of the purchase price, in which case it may be required prior to exchange of contracts.
Do I need a survey?
If you are obtaining a mortgage a valuer will inspect the property on behalf of the lender. Although his report will give you an indication as to whether he thinks the property is worth the amount that you have asked to borrow you will not be able to rely on it if things go wrong.
For an extra fee you will usually be offered the option to arrange for the same valuer to carry out a more detailed "Home Buyers Report". This can be relied upon by you so if at a later date you find a problem that is not mentioned in the report you will have some redress against the valuer.
If the property is quite old and you are particularly concerned about its condition you can obtain a full structural survey report which is even more detailed.
Always remember, the golden rule is "let the buyer beware" so, provided you have not been misled, you will be liable for any problems that you discover after exchange of contracts.
We will be pleased to discuss the different survey options with you once you have settled on a property. Our recommendation will be partially dependent upon the property in question, including the age and obvious condition.
How much deposit will I need?
It is normal for a deposit to be paid on exchange of contracts. Although many people think 10% is required, that is often untrue. If you are buying and selling we can usually use your buyers deposit in connection with your purchase so you will not have to find anything.
If you are just buying the amount of the deposit will usually depend upon the size of your mortgage (if any). If it is less than 90% then you will usually need to find 10% but if you are borrowing more than this we can often persuade the seller to accept whatever amount you are putting in.
What searches do you carry out and why?
There are five main types of search that can be carried out and we will inform you which of these are necessary in your particular case:-
- Local Authority Search
This reveals details of the planning history for the property and whether the Council are aware of any breaches of planning, also any proposals for new roads or traffic schemes, tree preservation orders, conservation areas and any other matters within the Council's control that may affect the property.
- Drainage Search
This will show whether or not the surface and/or foul water drains run into a public or private sewer.
- Land Registry Search
This is carried out just before completion in order to find out if there are new mortgages registered against the property that have not previously been disclosed. If there are then we will seek confirmation that these will be repaid.
- Land Charges Search
If you are obtaining a mortgage the lender will ask us to carry out a search to make sure that are you are not bankrupt! Quite often this search will show an entry against someone else with a similar name. If so you will be asked to sign a copy of the result to confirm that it does not relate to you.
- Environmental Search
It has more recently been recommended that the buyers solicitor should also carry out an environmental search to see if there are any landfill or waste disposal sites in the area, if the property has been built on an old industrial site and whether there are any risks from contaminated land, toxic emissions, flooding, subsidence etc.
Can I exchange contracts before I receive my mortgage offer?
If for any reason the mortgage offer is declined or delayed or it contains any conditions that you cannot comply with, the money may not be available when required so it would be extremely dangerous to exchange contracts without it. Any competent solicitor would strongly advise you not to do so.
My property has just reached a Stamp duty boundary, do I have to pay at the increased rate or is there an alternative?
When a property’s price falls close to one of the stamp duty band boundaries, the purchaser can be faced with the dilemma of finding the extra cash. For example, when a property sale is agreed at £1 over £500,000 the purchaser has to pay 4% of the purchase price (£20,000 or more), rather than 3% (£15,000) which would apply to a price of up to and including £500,000. In certain circumstances it is possible to attribute or apportion a proportion of the purchase price to “contents” and thus reduce the value of the transfer.
Please note this saving is only applicable to properties near the price boundaries and the apportioning of value to the ‘contents’ has to be appropriate and fair. The seller would need to agree to receive extra monies for “fixtures and fittings” such as curtains, carpets, electronic white goods, etc. To ensure all dealings of this type remain legal and are arranged in good faith, HM Revenue & Customs can ask for proof of an actual transaction and check that the prices paid were reasonable. In these circumstances, both parties Solicitors will also need to be aware of the additional transaction.
When do I need to arrange buildings insurance?
Unless the building insurance is being arranged by your lender or it is a leasehold property and the insurance is dealt with by the freeholder you must arrange buildings insurance from exchange of contracts as the property will be at your risk from that time.
The amount of cover should be the estimated cost of re-building the property if it burns to the ground which is not necessarily the same as the current market value. If you had a survey or you are obtaining a mortgage your surveyor or the lenders valuer will usually have suggested a minimum amount of cover in their report.
What do we need to know if we are buying in joint names?
Most couples who are married or in a stable relationship purchase as "joint tenants" which means that upon the death of one or other of them that persons half share will automatically pass to the other.
The alternative is to hold the property as "tenants in common" which means that each persons half share is treated as being separate so that upon the death of one or other of them his or her share will not automatically go to the other but to whoever it has been left to in the deceased persons will or, if there is no will, to his or her next of kin.
If you are putting unequal amounts into the property the person who is paying the larger amount can and often should be protected by a "trust deed" which sets out your respective shares so that in the event of any dispute or upon the death of one or other of you in the future your original intentions will be clearly recorded. Once you have considered the above options and/or if you require further advice, your solicitor will be able to help.
What happens with the keys?
These are usually left with the estate agents (if any) and the buyer collects them once the money has been paid over on the day of completion. If there are no estate agents (or this is not convenient) then the seller will hand them direct to the buyer.
Either way it is important that arrangements are made in advance to prevent the possibility of the buyer having to wait outside with the removal van!
Although we will always try to ensure that everything is finalised as early as possible on the day of completion - and usually this is dealt with by mid-day - there can sometimes be a delay if, for example, your solicitor is still waiting for the mortgage monies to arrive or if there is a particularly long chain.
