Can the conveyancing solicitors to be found on your site conduct auction conveyancing in Belvedere?
We know of a few auction practitioners we can connect you with those conducting auction conveyancing. Belvedere is one of hundreds of areas of where our lawyers are based.
It is 10 years ago since I purchased my house in Belvedere. Conveyancing lawyers have now been appointed on the sale but I can't find my title deeds. Is this a major issue?
Don’t worry too much. Firstly there is a chance that the deeds will be retained by the mortgage company or they may be in the possession of the lawyers who handled your purchase. Secondly in most cases the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring current official copies of the land registers. The vast majority of conveyancing in Belvedere relates to registered property but in the rare situation where your home is not registered it is more problematic but is resolvable.
There is lots of here about conveyancing in Belvedere but can you isolate your top tip for selecting the right conveyancer in Belvedere
Do not opt for the cheapest Belvedere conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Belvedere conveyancer on the Nationwide panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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 Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
Intending to buy a house in Belvedere. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Belvedere solicitor is on the Santander conveyancing panel.
I need some expedited conveyancing in Belvedere as I am faced with pressure to sign on the dotted line inside 4 weeks. A home loan is not required. Is it possible to decline from having conveyancing searches to save fees and time?
As you are not obtaining a home loan you have the choice not to do searches although no law firm would advise that you don't. Drawing on our experience of conveyancing in Belvedere the following are instances of issues that can appear and adversely affect market value: Refused Planning Applications, Overdue Fees, Outstanding Grants, Unadopted Roads,...
My husband and I are novice buyers - agreed a price, but the estate agent advised that the owners will only issue a contract if we instruct their preferred conveyancers as they want a ‘quick sale’. Our preferred option is to instruct a family solicitor with experience of conveyancing in Belvedere
We suspect that the owner is unaware of this demand. If they require ‘a quick sale', alienating a serious purchaser is not the way to achieve this. Try to communicate with the sellers directly and make sure they comprehend that (a)you are serious purchasers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you are going to instruct your preferred Belvedere conveyancing firm - not the ones that will earn their negotiator at the agency a commission or meet his conveyancing figures pre-set by head office.
I am short of a 10% deposit on my flat purchase in Belvedere , but I still want to go ahead. Do I have options?
One option is to try and accept a smaller deposit. Many property owners will agree to a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute