We're in Bayswater, FTBs buying with a mortgage (lender is Barclays , and our lawyer is on the Barclays conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Barclays conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I have decided to exercise my right to buy my property in Bayswater off the council. I have a mortgage offer with RBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
After shopping around on the internet I have found a Bayswater property lawyer having checked that they are on the Bank of Ireland conveyancing panel. Does my lawyer arrange the survey of the property?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Bayswater surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
UBS have agreed my mortgage in principle, my bid on a house in Bayswater has been agreed to, what are the next steps?
The estate agent will need to be advised as to your conveyancer's details (make sure the conveyancing practitioners are on the bank’s panel). Telephone UBS or the financial adviser and finish off any appropriate documentation. UBS will sellect a valuer who will get in contact with the estate agent or owners to arrange a slot for the valuation to take place. Once conducted (assuming no problems) it takes on average ten days for the mortgage offer to be issued. UBS will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Bayswater.
My wife and I have a 4 bedroom Edwardian property in Bayswater. Conveyancing practitioner represented me and Nottingham Building Society. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bayswater and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with the conveyancing practitioner who completed the work.
I opted to have a survey carried out on a house in Bayswater before instructing solicitors. I have been advised that there is a flying freehold element to the house. Our surveyor advised that some banks will not issue a mortgage on this type of house.
It depends who your proposed lender is. Lloyds has different instructions from Nationwide. If you e-mail us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Bayswater. Conveyancing may be slightly more expensive based on your lender's requirements.
Is it simple use the search facility to choose a conveyancing solicitor in Bayswater on the approved list for my lender?
Step one is to choose a mortgage company such as Nationwide Building Society, Skipton Building Society or Bank of Ireland then type in your preferred area such as Bayswater. Conveyancing organisations in Bayswater and nationally should be listed.
I am thinking of appointing a web based lawyer as opposed to a Bayswater conveyancing firm. Any advice?
Various benefits exist in being able to visit a local Bayswater conveyancing solicitor such as
- signing papers and and when necessary
- often being able to speak to someone face-to-face can make a significant difference, particularly for non-standard house moves
- the ability to complain if matters need to addressed
When comparing estimates, look out for hidden extras. Most decent Bayswater high street solicitors give an all-inclusive price. Often online agents seem to offer cheap fees, yet have burried 'extras' in the fine print.