IfI were to purchase a straightforward propertyin Chesham mortgage fee and have no survey and no conveyancing searches how much should I expect to to save on my conveyancing in Chesham?
The only saving you would achieve is the Chesham conveyancing searches. A lawyer still got to do everything else - money laundering, liaising with the vendors conveyancing practitioner, SDLT submission, register the title etc. You might save a bit for them not having to register a charge however it will not be a lot.
My grandfather passed away 10 months ago and as sole heir and executor I was left the property in Chesham. The house had a relatively small loan remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this possible?
Where you intend to re-mortgage then Santander will require that you use a conveyancer on the Santander conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Santander conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Santander mortgage is registered as a charge at the Land Registry.
I need some fast conveyancing in Chesham as I am faced with pressure to complete inside one month. A mortgage is not required. Is it possible to avoid the conveyancing searches to save fees and time?
As you are not taking a mortgage you have the choice not to have searches carried out although no conveyancer would suggest that you don't. With lots of history conveyancing in Chesham the following are examples of what can crop up and adversely impact future mortgageability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Unadopted Roads,...
4 months have elapsed following my purchase conveyancing in Chesham concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Chesham differ for newly converted properties?
Most buyers of new build residence in Chesham approach us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Chesham usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Chesham or who has acted in the same development.
My husband and I are buying a ground floor flat in Chesham. At the time of instructing our conveyancer, they said that they were on all major UK mortgage company panels. Our mortgage broker contacted us just now to advise that they don't seem to be on the Virgin Money approved list. Were it to be true, what should we do? Should we just find a different conveyancing practitioner that is on their approved list or do we cover the costs for dual representation, with Virgin Money appointing their own approved property lawyer.
Where you are buying a property requiring a mortgage it is conventional for the purchaser’s lawyers to also represent the mortgage company. In order to act for a bank or building society a conveyancing practitioner has to be on that lender's conveyancing panel. An application has to be made by the lawyer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the property lawyer has to satisfy. Some mortgage companies now insist their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your lawyer should call Virgin Money and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on Virgin Money's conveyancing panel as you are at liberty to use your preferred Chesham lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.