We are selling our flat in Beccles. Will the property lawyer need to be on the Santander conveyancing panel in order to deal with paying off 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 specifications fairly frequently at the moment.
Forgive me if this question is silly but I am wet behind the ears as a first time purchaser of a ground floor flat in Beccles. Do I receive the keys to the premises on the completion date from my lawyer? If this is the case, I will appoint a High Street conveyancing solicitor in Beccles?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the vendor’s solicitors, and shortly after the monies have arrived, you will be able to receive the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.
I have paid off my mortgage with Coventry BS. I assume I don't need a Beccles conveyancing practitioner on the Coventry BS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Coventry 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 Coventry BS mortgage from the register. Coventry 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 Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
After shopping around on the internet I have found a Beccles conveyancer having made sure that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander 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. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Beccles postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in Beccles.
The estate agent has sent us the confirmation of our purchase of a new build flat in Beccles. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Beccles
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If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
I opted to have a survey completed on a house in Beccles prior to appointing conveyancers. I have been told that there is a flying freehold aspect to the property. Our surveyor advised that some banks may not issue a mortgage on a flying freehold home.
It varies from the lender to lender. HSBC has different requirements for example to Nationwide. If you call us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Beccles. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Beccles to see if the conveyancing will be more expensive.
Taking into account that I will soon part with over three hundred thousand on a garden flat in Beccles I would like to have a conversation with the solicitor about myconveyancing before giving the go ahead to the firm. Is this something that you can arrange?
We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor who will be conducting your conveyancing in Beccles.There is no ‘factory style conveyancing’ - every client is unique person, not a matter reference. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Beccles should be the amount on the final invoice that you are charged.
My uncle has recommend that I appoint his conveyancing solicitors in Beccles. Do I follow his recommendation?
There are no two ways about it it’s preferable to select a conveyancing lawyer is to have recommendations from friends or family who have actually previously instructed the solicitor that you are contemplating using.