Taking the stress out of moving home

Alongside family and a job, a person’s home is one of the most important parts of anyone’s life. It is therefore only natural to find yourself becoming stressed during the conveyancing process. This blog written by Emma Soulby Trainee Solicitor with MJP Conveyancing, looks to give you some practical advice in order to make the process as stress free as possible. 

1. Start early - in most cases the process will take longer than you anticipated. We recommend that you start looking for a solicitor at least three months before you would like to move. We are able to set up a file whilst you find a property to buy or consider offers. Although the conveyancing process takes 6 to 8 weeks on average, the smart move is to certainly give yourself flexibility to accommodate for any hiccups along the road and reduce the stress you are likely to experience. 

2. Get organised - look for key documentation when selling to make the legal process as smooth as possible. This will help to cut down enquiries which form the middle stage of a transaction. When purchasing, get your finances in order so that your solicitor can complete their source of wealth checks in a timely manner and your lender, if applicable, can get their mortgage offer issued. If in doubt about what you need to do, speak with your solicitor to discuss the next steps to see if there is anything you can get on top of. 

3. Don’t make your own pressure - far too often we come across clients who are living in boxes when contracts have only just been drafted! This undoubtedly causes unnecessary stress. To combat this, consider ensuring there will be sufficient time in between exchange and completion, such as 3 to 4 weeks, to allow you time to pack and to book removals. If you would like this, it is best to let all parties know as soon as possible so that the chain takes this into account when planning and discussing completion. In the same vein, we advise clients not to agree a completion date too early in the process. Having a date in mind at the start of the transaction leads to unrealistic expectations and frustration when a transaction may be progressing well but not in line with your target timeframe and dates inevitably have to be pushed back. Giving notice for rental accommodation before exchange of contracts, for example, is one of the worst things a client can do not least because it risks them being made homeless. 

4. Try to keep communications with the other party to a minimum- you have a solicitor, and possibly an estate agent, for a reason: to act on your behalf. Texting the seller, for example, can sometimes cause stress as the individuals may not appreciate the legal complexities which are being dealt with before a completion date can be agreed. Similarly, please remember that you should not contact the other party’s solicitor. This is a conflict of interest and a breach of professional conduct rules. 

5. Empty your plate - as one of the most important aspects of your life, it is astonishing when we sometimes find a client who is getting married or going on holiday at the same time as moving. This increases the pressure you will be feeling regardless of how the conveyancing process is going. Although circumstances cannot always be helped, do try to handle one matter at a time so that you can give it your full attention and experience as little stress as possible. 

Emotions will always be a part of the moving process so these practical tips aim to give you an insight into the common pitfalls we see clients make as solicitors. Going into a transaction organised and with an open mind will make the process as stress free as possible.

Emma Soulby - Trainee Solicitor 

MJP Conveyancing are solicitors who provide legal advice and services to clients based in England and Wales and who can be contacted on 01603877067 or via email at davidp@mjpconveyancing.com

Moving home in the snow

Moving house is a highly stressful event for most people, and even though most factors can be planned for weather is not one of them. As anyone moving in the last few days and in the coming week will be aware of, weather is unpredictable and often not considered fully.

If you are due to exchange contracts and the weather forecast is predicting adverse weather, the best approach is to delay matters.

Once you have exchanged contracts, you are contractually bound to move on the agreed completion date. In a property contract, unlike many commercial contracts, there is no provision that deals with unforeseen circumstances like the weather we've recently experienced.

You should be aware that if you are unable to move on the agreed date you could face penalties for being in breach of contract. The sensible approach therefore is to keep an eye on the forecast and wait until the weather has cleared, before committing yourself to an exchange.

So if you are unlucky enough to complete your property transaction during adverse weather conditions, here are a few helpful tips to keep in mind;

• Safety: this must always be at the forefront of your thoughts when making decisions about your move
• Be careful when packing: ensure to fully protect your temperature sensitive household goods such electrical items, delicate furniture, plants and animals, and any boxes are labelled 'keep dry'
• Prepare for the day: clear paths and driveways to your current property so that movers can safely access your property
• Protect: Limit damage to the flooring in both your current property and new home by using plastic sheeting and thick cardboard
• Be wise: Remember not to pack your warm winter clothing on moving day
• Make sure all utilities are connected, and you know how the heating and boiler operate in your new home
• Morale: Have equipment ready for making hot drinks for all your helpers
• Plan ahead: Have a back-up plan in case conditions worsen

Moving in any kind of adverse weather can take longer than anticipated, so keep calm and stay warm!

BEN PETT AND ANNA MCNEIL

MJP Conveyancing are solicitors who provide legal advice and services to clients based in England and Wales and who can be contacted on 01603877067 or via email at davidp@mjpconveyancing.com

Read this before moving home

Moving house is ranked as one of the Top Ten most stressful experiences in life. 

Charlotte Ribbons, Trainee Solicitor with MJP Conveyancing  examines the ups and downs of moving home 

Moving house is ranked as one of the Top Ten most stressful experiences in life. Having moved house myself last weekend I can strongly agree that uprooting a life’s worth of possessions, daily debates with my partner over whether it is really necessary to take my childhood memoirs and having spent a week wading through boxes to find basic items I can vouch that a divorce may have been slightly less traumatic.

I believe the highlight of my day was loading my cherished super-king sized bed into the van, driving it all the way to our new home, spending a good hour manoeuvring it up and down the stairs in a vague attempt to make it fit, standing outside debating whether going through the window might work and then eventually with tears in my eyes admitting defeat, loading it back in the van and saying goodbye to it at the tip. I can safely say a little pre-planning may not have gone a miss.

So before picking up the key from the estate agent with the Cheshire Cat smile (which will remain on their face all the way to the bank!) you may want to digest the following.

Before moving day take the opportunity to have a spring clean. I can assure you, that beloved box of treasures which you cannot live without suddenly becomes less appealing when in your new home you realise there is simply no way one more box will fit in the cupboard.

At least one week before moving contact your gas, electricity, water, internet and telephone suppliers and make the necessary arrangements for your final account. Use this as your chance to shop around make the most of those cash-back deals your friends keep raving about.

Run down the freezer….yes this does mean it is totally acceptable to eat a whole tub of Ben & Jerry’s for breakfast, after all the Trade Associations advise against moving freezers in full or frozen state. Little tip, if you overlooked this getting a hair dryer on it will speed up the defrost time. Prop open the doors to avoid having to clean mould out later on, you do not want to add another cleaning job to the list.

Decide whether you need a professional moving firm or not. If you’re thinking of moving yourself, look into the costs involved. Several journeys over long distances can quickly add up, it may well be worth hiring the professionals. Not to mention saving your blood pressure hitting dangerous levels when your mirror slips out of your brother-in-law’s hands and smashes on the floor! Check with your home and contents insurer to see if you are covered during the move.

Your best-friend on this day will be the baby/dog sitter… tripping over the dog, hearing your child ask where the lego is for the tenth time and standing on Biro will have you crying blue murder.  If this is a luxury you cannot stretch to then make sure you keep some essential favourite toys at hand to set up a make shift playroom at the other end.

Hindsight has now taught me on my next move I shall pack a ‘survival kit’ consisting of tea bags, coffee, snacks, lightbulbs, screwdrivers, tape, hammer, cash, phone charger, toilet roll, chocolate and wine (believe me the last two are essential!).

Boxes - small ones for the heavy items, big ones for the lighter items. For pictures and mirrors select a box large enough to cover it, then instead of making the box up, keep it flat, seal one end with tape and slide the picture/mirror in and then seal the top. (Advice my brother-in-law did not follow!)

Before you rush off to your new home check your old property for any items left behind, and don’t forget outdoor plant pots. Take gas, water and electricity meter readings. This should be the first thing you do at your new house too. If your old property will not be re-inhabited turn off gas, electricity and water supplies as the mains. Check windows and doors are fastened securely.  

On arrival at your new home make sure all items, fixtures and fittings that were included in the sale are present and correct. If anything is missing contact your solicitor as soon as possible.

Get your mail redirected to your new address. Knocking on your on the door of your previous residence to ask for your NEXT catalogue is a little awkward. Also cancel deliveries of newspapers milk etc.

Before you snuggle down in front of the TV make sure you have notified TV Licensing of your new address as your TV license does not automatically transfer to your home. Risking prosecution and a fine of up to £1,000 is not the ideal moving in present.  (www.tvlicensing.co.uk)

It is a legal requirement to notify the DVLA of your new address. You will need to renew your driving licence and vehicle registration. Don’t forgot to update insurance providers, credit card, pensions, investments and loyalty cards. You will need to let your children’s schools know that you are moving. Do be aware that your children might have to change schools if you are moving out of the catchment area. 

This one maybe for the slightly over cautious but change the locks on your new home… you never know who might have a key!

Finally…take a deep breath, relax, and crack open the champagne. Believe me you will have earnt it!

The fallacy behind mortgage fraud

Steps by some of the main lenders to push home owners down the route of only using certain solicitors has caused concern within the legal sector and has also led to increased expense for the consumer.  The main reason for this action seems to be the aim of the lender to reduce mortgage fraud.

Lenders take the view that by reducing the panel of solicitors undertaking mortgage work, and thereby monitoring those solicitors more closely, this will help to reduce the risk of mortgage fraud.

The suggestion is that sole cause of  fraud lies with solicitors who handle residential transactions.  I accept there have cases of fraud involving lawyers and other professionals and I also acknowledge that lawyers have access to large sums of money in handling this type of work.  The question is however can all of the incidents of fraud costing the industry over £1bn be attributed to the criminal activity of a small number of lawyers.  Is it also fair to use mortgage fraud as an excuse to restrict mortgage work to a limited amount of property lawyers at the expense of higher moving costs and a decline in conveyancing services?

In looking at these questions one must begin to understand from where the bulk of the fraud originates.  Surprisingly (or perhaps not), the majority of fraud stems not from crooked lawyers, but from individuals misrepresenting their personal circumstances. In fact over 90 per cent of attempted mortgage fraud in 201l was down to this failing.

Experian Identity & Fraud has revealed that fraudulent applications for mortgages increased by eight per cent in 2011, marking the fifth consecutive year in which the rate of mortgage fraud has increased.

Experian explain:

‘Around 34 in every 10,000 applications for mortgages were found to be fraudulent in 2011, compared to just 15 in every 10,000 in 2006. . Typically, these first party frauds involved falsifying employment status or financial information, and, most commonly, attempting to hide an adverse credit history’.

This would clearly suggest that, although I accept solicitors acting for lenders needs to be vetted and monitored, lenders should be doing more to stamp out the fraud which happens at the beginning of the process when the application is completed and often submitted by the applicant's independent financial adviser.

In a recent press release from the Council of Mortgage Lenders talk of a new scheme designed with this very aim in mind.  The CML explains:

 “….. the launch of a new mortgage verification scheme in September was the culmination of many months of carefully co-ordinated work we under took with HM.Under the scheme, lenders receiving mortgage applications that are not supported by adequate evidence of the declared income, or where fraud is suspected, can submit details via a secure link to HMRC. The tax authorities check the details that have been supplied to the lender against their own income tax and employment returns, helping to expose applications based on bogus claims about earnings or working history’.

The indicators are that some of these measures are working and as the CML reports mortgage fraud is now on the decline though I suspect that not much of this can actually be tied in with the rather inexplicable decision of lenders to arbitrarily restrict mortgage work to the exclusion of a large  number of honest and hardworking property lawyers.  

Morgan Jones and Pett are solicitors who provide legal advice and services to clients based in England and Wales and who can be contacted on 01603877000 or via email at davidpett@m-j-p.co.uk

Conveyancing firm marks successful year with launch of new website

Entering the market in late 2010 was not the easiest.  The property market was in free fall and the recession was still biting.  Every indicator was pointing to contraction and on the face of it this was not the time to look at expansion.

Not deterred however the partners in MJPconveyancing.co.uk  decided this was the best time to invest in people and information technology and look to build for the future. 

Partner, David Pett, explains:

“At the time of receiving my brief to reorganize and develop our conveyancing department we were operating with one conveyancer and two support staff.  We were fixing fees in line with expectations that predated the rise in competition caused by the introduction of the Legal Services Act.  

The philosophy was to ensure we could provide a service to our litigation clients who were looking for a conveyancing service.  To be honest we had not idea whether we were making any money and as for case management this simply did not exist.

The first step was to invest money into creating a new case management system.  Along with our IT programmer, Leon Williams, we designed and introduced a unique risk and case management system  - Quick Conveyance.  Straight away this put us in a position to develop a new low cost conveyancing model without having to make any sacrifices on risk management or the quality of service.  It also gave me the tools to see how much money we were making and to ensure profit margins were maintained.’

The investment has clearly paid off for MJPconveyancing.co.uk .   The business has gone from strength to strength and is now operating with six case handlers and a support staff of six.  It s handling around 100 completions each month and has recently released a new website whereby instant quotes for conveyancing services can be sought.

The Partners are also looking to see if they can ‘resell’ to other conveyancers the risk and case management system – Quick Conveyance

The next stage in the plan is to operate the business as an alternative business structure which MJPconveyancing.co.uk  hopes will be up and running in August of this year. 

For further details of MJP Conveyancing or Quick Conveyance please email davidpett@m-j-p.co.uk

Government to support buyers of new build homes

The Government has today announced it will in March launch a scheme which is aimed at those looking to purchase new-build homes.  

The ‘NewBuy Guarantee scheme’, will allow lenders to offer large mortgages on new-build homes without running the risk of losing money if the property falls into negative equity and is repossessed. Essentially the loan will be guaranteed by the developers and government (taxpayers).

It is hoped this will enable would be movers looking to buy a new-build property up to the value of £500,000 to overcome the problem of finding  large sums of money to put down as a deposit.  The scheme is looking at underwriting 95% mortgages.

It is reported, Nationwide building Society, one of the lenders which will take part, is currently working with the government to work out exactly how the scheme will operate.

The Council of Mortgage Lenders said discussions are on-going, and when the final details are announced the £500,000 cap could vary around the country.

MJP Conveyancing welcomes this move but as similar schemes have in the past operated  with little impact, we will wait and see what affect this will have on lifting the deposit affordability barrier which continues to dampen the growth within the property market.

Morgan Jones and Pett solicitors offer a fast, low cost and professional home moving service with prices starting at £230 plus VAT. Call now ion 01603877001 or via email at davidpett@m-j-p.co.uk for a FREE quote

More news of housing doom and gloom

Rightmove, the property portal, reports that since the beginning of the year new homes for sale has slumped to its lowest point in more than a decade.  Only 34,433 properties have come on to the market equating to around half of pre-credit crunch levels.

This comes at a time when emerged borrowing costs have fallen to a 14-year low with the average mortgage payments for new borrowers standing at 27 per cent of disposable earnings. Good news for those with existing mortgages but still no hope for those people trapped in rental properties without the money for the deposit.

Those who do have the cash to put down on a deposit have their own problems given the shortage of new homes. This has in turn created in certain areas a high demand for property and perhaps explains why property prices have remained more or less unchanged.

It has also led to those looking to buy to be more selective in their hunt for a suitable property and one that fits their budgetary constraints.  

The situation is likely to get worse when the stamp duty holiday for first-time buyers ends this spring.

So why is there a shortage?  We seem to building less new homes than before and this combined with the economic uncertainty and owners worried about  replacing their existing mortgage, there appears little hope for any immediate change.

Morgan Jones and Pett are solicitors who provide legal advice and services to clients based in England and Wales and who can be contacted on 01603877000 or via email at davidpett@m-j-p.co.uk

New approach to the offer of mortgages

Changes put forward by the Financial Services Authority will introduce some of most significant changes to the mortgage market this country has seen in recent times.

The FSA new rules for banks  to follow on approving mortgages are designed to make sure customers are not able to borrow more than they can afford. They include a ban on self-certification mortgages, new rules for those seeking to remortgage, stricter rules on interest-only mortgages, improved affordability checks, and a change in the rules on how advice is given by mortgage brokers.

These changes have come about prevent another boom in mortgage lending and in house prices. This is what happened in the middle of the last decade and why some right wing commentators say we are now facing one of the worst financial disasters ever witnessed.

So how does the affordability test, as proposed, work?

A lender will consider how much you spend on essential household expenditure such as heating and council tax plus basic living costs and other debt commitments. If these changes are implemented a lender will no longer have to consider how much you spend on discretionary spending such as on leisure activities and holidays as it will expect a borrower to change spending habits if the borrower wishes to succeed with the loan application.

Lenders will also apply a “stress test” on your finances so as to assess your ability to afford your mortgage repayments if interest rates rise in the future.

What about interest only loans?

Borrowers will only receive an interest-only mortgage if it can be proved there is a robust strategy to repay the capital, such as from the sale of a second home or have an Isa (Individual Savings Account) or from regular bonuses.

Replacing existing mortgages will also prove difficult under these new rules though the FSA have introduced “transitional arrangements” to help existing creditworthy borrowers that might not be able to move home or refinance as a result. Lenders will be allowed to waive the new affordability rules for existing borrowers if the borrower has met repayments for at least the last 12 months and have not fallen into arrears. Existing borrowers who need to borrow more will however be subject to the new affordability rules.

These new rules are unlikely to change the current attitude of borrowers and in the short term are likely to keep property prices stagnant.  Whether this will assist first time buyers remains to be seen, though our view is that they will only serve to make it more difficult for those looking to get onto the property ladder and force more people into looking to the rental market.   These rules could very well begin to turn our property market into those markets commonly found on the continent where home ownership is not a priority and indeed a goal of those looking for a home.

The rules will create a more stable housing market but one which will be seeing a reduced number of transactions and one where only those who have financial stability and a track record of proving it will be able to become home owners.  Whether this is good for the country as a whole and will lead to a more stable and balanced society will remain to be seen.

As conveyancers, there will be fewer transactions around and as those borrowing will face higher lender fees and perhaps spend more money to prove their track record and credit worthiness, there may be a temptation to make economies elsewhere, and perhaps look to find the conveyancer advertising the lowest price.

At MJP we understand this, and this is why we offer a competitive price for our moving service, but with the commitment to ensure we also provide a personalised service and one in which we take pride.   We are able to offer a quality service at a discounted price because we operate a unique case management system and have quality checks built into every stage of our process.  All out clients can access the system and receive regular updates straight to their phones.

Each client is also assigned his or her very own case handler who will oversee the transaction throughout its course.

Morgan Jones and Pett are solicitors who provide legal advice and services to clients based in England and Wales and who can be contacted on 01603877000 or via email at davidpett@m-j-p.co.uk

"David Pett and his team have been excellent - regular updates and speedy responses to queries. Something that has been problematic with other solicitors in the past" 

Louise Stone - December 2011

Norfolk Solicitors launch low cost on line tracking system for home movers

MJP announce the launch of their very own online case management system – www.quickconveyance.com

We now offer home movers and agents the ability to track the progress of their sale and purchase transactions on line.    Quick Conveyance has been designed and built by us to ensure easy navigation and the ability to check in on your case progression from home, the office or on the move.  It is accessible 24/7 and the good news it is FREE and comes as part of our low cost home moving service.  For further details please email davidpett@m-j-p.co.uk

Morgan Jones and Pett are solicitors who provide legal advice and services to clients based in England and Wales and who can be contacted on 01603877000 or via email at davidpett@m-j-p.co.uk

Moving Home Tips

Moving home can be stressful.  Our conveyancing service  (www. mjpconveyancing.co.uk ) is designed to make moving home a more relaxing experience and our home moving consultants are always on hand to help you with any queries.  

For starters here are some tips to help:

Redirect your mail

Don’t forget to have your mail redirected to your new home. Just take two forms of ID to the Post Office and ask for a mail redirection form. Find out more at http://www.royalmail.com/ . Don’t forget to forward mail to previous residents costs nothing, write ‘Not known at this address’ and their new details on the envelope or package then repost it.

Tell your doctor, dentists and health providers that you’ve moved

Make sure you tell your doctor and dentist your new address and contact details. Do the same for any other health clinic or hospital you attend regularly. Don’t be surprised if you have to register with a new GP.

Inform your insurance policies and pension providers

Take time to make sure your bank, building society, insurance and pension providers know your new address and contact details – remember to update any online registration details too.

Notify TV Licensing of your new address.

Your TV licence doesn't automatically move with you when you move house. If you don't notify TV Licensing of you new address, you could end up being unlicensed in your new home, even if you paid for a licence at your old address. Anyone who watches TV without a licence risks prosecution and a fine of up to £1000, so make sure you're covered: http://www.tvlicensing.co.uk/

Update your driving licence and vehicle registration documents

It’s an offence to hold a driving licence or vehicle registration that does not carry your current address – ask you post office for the appropriate form and let the DVLA know you’re moving as soon as possible: http://www.taxdisc.direct.gov.uk

Cancel the milkman and other home services

Let the milkman know you're moving – and the window cleaner too. Cancel or update any magazine subscriptions too.

Get to know your new neighborhood.

Check out local services and transport at http://www.upmystreet.com