Why would I instruct a Garston conveyancing firm given that online conveyancers are less overpriced?
To take your time to find shop around for conveyancing costs in Garston and you should seek an affordable quote but don’t waste your energy scouring the internet for the cheapest Garston conveyancer. Appointing the right conveyancer can be the difference between a smooth and a frustrating house move. You need to ensure that you have expert advice from an experienced solicitor. Emails can't take the place of a phone discussion and can never replicate a one to one meeting. The firms that we work with will allocate you a qualified and experienced conveyancing solicitor that will handle your conveyancing from from the outset to completion, providing a level of personalised service that you will never get with an online conveyancer. Our lawyers will inform you on headway making sure that you are regularly updated. Should it ever be necessary to contact the office you will know who to ask for and they will endeavour to make sure that you are kept fully informed.
My Garston lawyer has spotted a discrepancy between the information in the home valuation survey and what is in the legal papers for the property. My lawyer says that he needs to check that the bank is OK with this discrepancy and is content to go ahead. Is my conveyancer’s approach appropriate?
Your lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
I purchased a freehold residence in Garston yet charged rent, why is this and what is this?
It is rare for properties in Garston and has limited impact for conveyancing in Garston but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.
My flat in Garston is up for sale and I have a buyer. Does my lawyer need to be required to be on the Santander conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Santander conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently currently.
Over the last few months I have been searching for a flat up to £235,500 and identified one round the corner in Garston I like with a park and station in the vicinity, the downside is that it's only got 61 remaining years left on the lease. I can't really find anything else in Garston in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you need a home loan the remaining unexpired lease term will be an issue. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the mortgage company conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.