Is there a reason to instruct a Southam conveyancing practice when national conveyancers are so much cheaper?
Its a good idea to compare conveyancing costs in Southam and you should seek an affordable fee calculation but don’t become consumed with getting the cheapest Southam conveyancer. Finding the right conveyancer can be the difference between a seamless and a distressing move. You need to ensure that you have expert guidance from a trusted conveyancer. An e-mail can never take the place of a telephone call and can never replicate a face to face consultation. Our partner firms will allocate you a qualified and experienced conveyancing solicitor that will handle your conveyancing from beginning to end, providing a level of personalised service that you are unlikely to received from an internet conveyancer. He or She will contact you regularly to update you as to any developments and keep you informed. Should you need to phone the firm you will know who to ask for and we'll be sure you are in the know.
My wife and I have just acquired a house in Southam. We have noticed several problems with the property which we believe were overlooked in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that needed to have been carried out as part of conveyancing in Southam?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Southam. Conveyancing searches and investigations initiated during the buying process are designed to help avoid problems. As part of the process, a seller answers a form known as a Seller’s Property Information Form. If the information provided is incorrect, then you may have a claim against the vendor 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 Southam.
It is a dozen years since I acquired my home in Southam. Conveyancing solicitors have now been retained on the sale but I can't track down the title documents. Is this a problem?
You need not be too concerned. First there is a chance that the deeds will be with the mortgage company or they could still be with the lawyers who handled the purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring current official copies of the land registers. Most conveyancing in Southam relates to registered property but in the rare situation where your home is unregistered it adds to the complexity but is not insurmountable.
Me and my partner are buying a apartment in Southam. I might seem paranoid but how we can trust a conveyancer? On completion day we will need to send money into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am the single beneficiary of my late grandmother’s estate with all property in now in my sole name, including the my former home in Southam. Conveyancing formalities meant that the Land Registry date was in April. I want to move. I do know about the Mortgage Lenders six month 'rule', which means that my property ownership may be treated the same way as though I had purchased the property in April. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. How practical a view lenders take of it, depend on the lender as this provision principally exists to pick up on the purchase and immediately sell or the quick reselling of properties.
We previously selected conveyancing lawyers based in Southam on the Lloyds solicitor approved list. They have just billed me an additional amount for the legal aspects of the Lloyds mortgage. Is this an additional conveyancing fee specified by Lloyds?
Provided it is contained in their Terms and Conditions or estimate then yes your solicitor may charge a fee for this. This fee is not dictated by Lloyds but by your Southam lawyer. Plenty of firms on the Lloyds panel will levy ’dealing with mortgage’ fee and others do not.
I have been on the look out for a ground for flat up to £245,000 and found one close by in Southam I like with a park and transport links nearby, however it only has 51 remaining years left on the lease. There is not much else in Southam for this price, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a mortgage the remaining unexpired lease term will be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.
Should I stop the direct debit for my mortgage with Aldermore once a completion date for my sale in Southam has been agreed?
No, you should continue paying any mortgage sums to Aldermore until the mortgage is repaid out of the proceeds of sale as part of your Southam conveyancing.