Recently been in touch with my conveyancing solicitor in Baguley who acted for me 18 months ago asking for a conveyancing estimate based on an identical type of house sale & purchase (a leasehold premises and a freehold premises) of almost identical values with a home loan from Skipton Building Society. It looks as though am now being quoted twice the amount. Stick with what I know or should I seek out an alternative property lawyer?
The charges seem a little high. If you you were to look around you may be able to trim some of the expense by say £100 plus VAT. On the other hand, assuming were satisfied with the assistance the firm provided you couldlive to rue choosing an a cheaper lawyer. Don't forget to ensure that the firm can represent Skipton Building Society. Do make use of our search tool to locate a Baguley conveyancing firm on the Skipton Building Society member panel, which can often include conveyancing solicitors in Baguley.
Our mortgage company has recommended solicitors on their panel based in Baguley but I would rather choose a conveyancing lawyer in Baguley round the corner to me. Are you able to help?
Far from all Baguley conveyancing practitioners are on all banks conveyancing panel. Use our search tool to choose a Baguley conveyancing solicitor on the on the bank panel.
I have paid off my mortgage with Yorkshire BS. I assume I don't need a Baguley conveyancing practitioner on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Baguley bank branch on various occasions and was told it wasn't an issue and they would lend. My Baguley conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they will not lend based on their specific requirements. Who do I believe?
As long as the conveyancer is on the mortgage company panel, they must adhere to the CML Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am due to exchange contracts on my flat. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, TSB are being a right pain. The Baguley solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Is it necessary to pay for insurance to cover chancel repairs when buying a property in Baguley?
Unless a previous purchase of the premises completed after 12 October 2013 you could assume that conveyancing practitioners handling conveyancing in Baguley to remain encouraging a chancel search and or chancel repair liability policy.
Just had an offer accepted on a new build flat in Baguley. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Baguley
Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? There must be mutual enforceability of lessee’s covenants. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
I am using a search engine for the term cheap conveyancing in Baguley it brings up numerous solicitorsin the area. How do I determine which is the suitable conveyancing solicitor for purchase transaction?
The best method of seeking a suitable conveyancer is via trusted referral, so enquire of colleagues and those you trust who have acquired a property in Baguley or a reputable estate agent or financial adviser. Costs for conveyancing in Baguley differ, so it's a good idea to obtain a minimum of three fee estimates from different companies. Be sure to seek confirmation that the fees are fixed.