My previous lawyer has quoted £1400 for freehold conveyancing in Netherley. I am selling a Victorian property for £150,000. Is this expensive? Is it above the average fee for conveyancing in Netherley?
The quote is slightly on the steep side. If you shop around you may be able to decrease the fees marginally by perhaps £100 plus VAT. That being said, you maylive to rue opting for an an unknown conveyancer. Don't forget to enquire the firm can act for your mortgage company. You can employ our search tool to find a Netherley conveyancing practice on the banks conveyancing panel which can often include conveyancing solicitors in Netherley.
Last February we completed a house move in Netherley. We have noticed several problems with the house which we consider were missed in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that should have been conducted as part of conveyancing in Netherley?
It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Netherley. Conveyancing searches and due diligence initiated during the legal transfer of property are carried out to help avoid problems. As part of the process, the vendor fills in a questionnaire referred to as a Seller’s Property Information Form. answers proves to be inaccurate, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Netherley.
Can you clarify what the consequences are if my solicitor is removed from the TSB Conveyancing panel ahead of completing my conveyancing in Netherley?
First, this is a very rare occurrence. 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.
The deeds to our house can not be found. The solicitors who did the conveyancing in Netherley 4 years ago no longer exist. What do I do?
As long as you have a registered title the information relating to your ownership will be recorded by HMLR under a Title Number. It is possible to conduct a search at the Land Registry, identify your house and order current copies of the Registered Entries for a small fee. If the title is Leasehold then the Land Registry will usually hold a file duplicate of the Registered Lease and again, a copy can be retrieved for a small fee.
I am purchasing my first flat in Netherley with a loan from Halifax. The sellers refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The property agent suggested that I not to tell my conveyancer about this side-deal as it could affect my mortgage with Halifax. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.
I decided to have a survey carried out on a house in Netherley in advance of retaining conveyancers. I have been advised that there is a flying freehold overhang to the house. Our surveyor has said that some banks tend not grant a mortgage on such a home.
It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. If you contact us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Netherley. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Netherley to see if the conveyancing costs will increase in light of this.