A Guide to Buying a Property, what to expect
If you’re about to purchase a, you’re about to make a significant financial decision. We are here to provide step-by-step guidance through the conveyancing process, ensuring that your property transaction is smooth and well-informed.
Quotation and Instruction
Your journey begins by obtaining a quotation from me via Arch Law. This can be done through various channels – you can contact our Leeds office by telephone, send us an email, or use the quotation option on our website https://arch.law/fee-stucture/ Regardless of the method you choose, you’ll receive a fixed quote that allows you to plan your budget, considering additional expenses such as the valuation fee, removal services, and items for your new home. Unlike some other conveyancing service providers, we do not add on extra fees at the end of the process. The quote you receive is the price you pay.
The First Steps
Once you’ve instructed us, we’ll open your new purchase file and initiate contact with the seller’s solicitors. We’ll request an initial contract documentation pack from them, which typically includes contracts, a Fittings and Contents Form, a Seller’s Property Information Form, and the Title Deeds. They’ll also provide any warranties and guarantees associated with the property. We’ll review these documents on your behalf, raising enquiries with the seller’s solicitors for clarification on any issues or missing items. At this point, we’ll report the information received to you, sending copies of the documents and the Land Registry title plan, which delineates the property’s legal boundaries. We encourage you to review these documents and reach out to us with any questions or comments. You can also request specific inquiries to be made with the seller’s solicitors. We’ll keep you informed as we receive responses and additional information.
Searches
Property-specific searches are essential, as they reveal information about the property that may not be evident from available documents or your own inspections. We typically conduct three key searches on your behalf:
- Local Authority Search: This search provides vital information held by the Local Authority. It discloses matters like compulsory purchase orders, tree preservation orders, planning enforcement notices, and financial charges registered against a property. It also reveals details such as planning permissions, building regulation consents, road schemes, environmental notices, and whether any part of the property is designated as common land or a town or village green. It pertains specifically to the property being searched and does not cover neighbouring properties.
- Coal Authority Mining Search: This search offers insights into past, present, and future coal mining activity at the property. It also indicates the presence of mine shafts on the property and any potential risks of subsidence.
- Water and Drainage Search: These replies inform us if the property is connected to mains water supply and mains drainage. They may also reveal the location of public sewers on the property and other factors that could restrict development.
- Environmental Search: This search will normally include an in depth analysis of Contaminated Land Liability, Flooding, Ground Stability, Rado Gas, Energy, Transportation, Planning Constraints and Planning Applications
We also recommend conducting any other relevant searches based on the property’s location. For instance, a Cheshire Brine Search may be advisable for properties in Cheshire, while a Tin Mining search might be relevant for properties in Devon, Cornwall, or Somerset. Additionally, a flood risk search can provide insights into the property’s susceptibility to various types of flooding (river, coastal, groundwater, and surface water). This information is crucial for property valuation and future building insurance terms. We’ll promptly inform you of the search results via email, attaching copies of the searches and outlining any identified issues and the subsequent steps.
Mortgage
We act as your representative with the mortgage lender during the process. We interpret the mortgage offer on your behalf, ensuring that it aligns with your requirements. Additionally, we provide your lender with a Certificate of Title when requesting mortgage funds for the completion.
Meeting and Signing
We prefer to conduct a face-to-face meeting with our clients whenever possible. During this meeting, we explain the documents you are signing and address any further questions you may have. These documents typically include a Contract for purchasing the property, a Transfer Deed to transfer the legal title into your name, a Mortgage Deed to secure your mortgage advance.. However, if it’s more convenient for you, we can also provide a detailed report via post or email, with signed documents to be returned electronically. Once you’ve signed, we arrange a completion date, collect your deposit, and coordinate the exchange of contracts, so you can look forward to collecting your keys.
Completion and Keys
On the day of completion, your file is prepared for finalisation the day before. Typically, keys are released between 12 and 2 pm, and we’ll call to confirm this. We’ll also write to you at your new property, confirming legal completion and our intentions to address post-completion formalities and register you on the Title Deeds with Land Registry.
Throughout the process, we’re here to provide support and guidance, and we encourage you to ask questions and stay fully informed. Your satisfaction and confidence in every step of your property purchase journey are our top priorities.
