What is the first thing I need to know about purchase conveyancing in Broadway?
You may not hear this from too many lawyers but conveyancing in Broadway or throughout England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there is lots of room for confrontation between you and other parties involved in the ownership transfer. For instance, the vendor, estate agent and on occasion your bank. Appointing a law firm for your conveyancing in Broadway should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the legal process whose responsibility is to look after your best interests and to protect you.
On occasion a third party with a vested interest may attempt to convince you that you should follow their advice. As an example, the selling agent may claim to be assisting by claiming that your lawyer is slow. Or your financial adviser may tell you to do something that is contrary to your solicitors advice. You should always trust your lawyer above all other parties in the home moving process.
What happens if my solicitor is expelled from the RBS Solicitor panel ahead of completing my conveyancing in Broadway?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I am aiming to move property in June. Will my conveyancing solicitor update the removal company on the completion day. As an aside, can you put forward a removal company in Broadway. Conveyancing firm was found prior to coming across this page.
On the afternoon of completion you will need to pick up the house keys from the estate agent but this should only take place when the sellers solicitors inform the agent that they have the completion monies and the keys can be handed over. You should inform the removal men that you are ready to move in. As a matter of policy we do not suggest a particular removal organisation but can help you locate a residential property solicitor in Broadway or a solicitor with expertise in conveyancing in Broadway.
I have today made my last payment due on my mortgage with Virgin Money. I assume I don't need a Broadway solicitor on the Virgin Money panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
I recently had an offer agreed on an apartment in Broadway. My financial adviser suggested a conveyancing practitioner. I paid an advanced payment of £150. A few days later, the conveyancer contacted me sheepishly admitting that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I'm buying a new build house in Broadway with the aid of help to buy. The sellers refused to reduce the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not to tell my conveyancer about the extras as it will impact my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a simple, no chain conveyancing. Broadway is where the house is located. What do you suggest?
Flying freeholds in Broadway are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Broadway you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Broadway may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
What is different about your site and other web based conveyancing solicitors when it comes to conveyancing in Broadway?
At this site get a conveyancing quote from a Solicitor or Licensed Conveyancer that understands the issues for your conveyancing in Broadway. Unlike many estate agents and brokerage sites we do not operate commission deals with solicitors. Many agents and online brokers 'recommend' the firm paying the most kickback, as opposed to the best value conveyancing in Broadway