Why would I appoint a Bowes Park conveyancing solicitors firm given that internet based alternatives are cheap by comparison?
Its a good idea to compare conveyancing costs in Bowes Park and you should seek a reasonable estimate but don’t be focused with sourcing the cheapest Bowes Park conveyancer. Finding the right conveyancer can be the distinction between a seamless and a frustrating house move. It is important that you ensure that you have expert advice from a specialist lawyer. Emails can't be as helpful as a telephone discussion and are no substitute for a one to one consultation. The firms that we work with will allocate you a qualified and top rated conveyancing solicitor that will deal with your conveyancing from beginning to end, giving the sort of hand holding that you rarely receive from an internet conveyancer. Our lawyers will update you as to progress and keep you informed. If you ever need to contact the office you will know who to ask for and they will be sure you are kept fully informed.
Two weeks ago we had a mortgage agreed in principle with Lloyds. Bowes Park conveyancing solicitors are appointed. How long does it take for Lloyds to forward the offer to the conveyancing practitioner?
There is no definitive answer here. Have Lloyds completed the valuation? Have you informed Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Bowes Park solicitor on the Bank of Ireland panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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 Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
Having digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Bowes Park solicitor - who is on the Santander conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
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 Bowes Park postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in Bowes Park.
My wife and I purchased a semi-detached Edwardian house in Bowes Park. Conveyancing solicitor acted for me and Bank of Ireland. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to assess the Freehold register you have again and check the Charges Register for 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 Bowes Park and other locations in 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 buyers. You can also question the position with the conveyancing lawyer who conducted the conveyancing.
The estate agent has sent us the confirmation of our purchase of a new build flat in Bowes Park. Conveyancing is daunting 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.
Set out below are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Bowes Park
The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision.
I'm refinancing my existing house to a BTL loan with The Royal Bank of Scotland and intend to use the remaining equity as a deposit on another house. The location we are interested in is Bowes Park. Will your conveyancers be able to act for both sets of lenders and tie in the two deals?
Do use our search tool on this site to ensure that the conveyancers are approved by both mortgage companies. Assuming that they are your solicitor will be able to tie up the two conveyancing matters but you should have a chat with you conveyancer and specify your desired outcome and requirements.
Is it true that a Bowes Park conveyancing firm taken to court by a client for not carrying out the appropriate conveyancing searches?
We are not aware of such a Bowes Park conveyancing claim but it has been reported that, clients purchasing a house in Cumbria successfully sued their conveyancing practitioner due to development plans to construct a wind farm failing to be identified in conveyancing searches.
If you are purchasing in Bowes Park It is essential that your conveyancer conduct all Bowes Park conveyancing searches required to ensure you have relevant and current information before acquiring a property.