We hired a high street solicitor for our conveyancing in Childs Hill last week. Reviewing the fine print I seewe are liable for fees even if the sale doesn't happen. Should I go with them or instruct a web based conveyancing brokerage advertising no move no charge conveyancing in Childs Hill?
Generally there is a concession along the lines that if "No Sale No Fee" is available then the fee levels will generally be uplifted to counteract those conveyances that do not proceed. Do bear in mind that these arrangements rarely cover expenditure such your Childs Hill conveyancing search costs.
We have rather pushy sellers who has suggested a exclusivity agreement with a non-refundable deposit two thousand pounds. Are such agreements sensible?
There are a couple of primary downsides with entering into any lock out agreement (sometimes termed a no-shop agreement) is that it takes away the focus from making progress with the conveyancing process, so unless it requires minimal or no negotiation then it may turn out to be a cause of frustration and delay. It is not strongly advocated amongst Childs Hill conveyancing solicitors as a result. The other main concern is the extent of the remedies available - an aggrieved purchaser should not expect to obtain injunctive relief to prevent the seller disposing of the property to another buyer, so the only remedy available under the agreement will be the reimbursement of abortive charges and, in rare situations, the additional payment of damages.
Our bank has recommended a law firm on their panel based in Childs Hill but I would rather instruct a conveyancing lawyer in Childs Hill round the corner to me. Are you able to assist?
The minority of Childs Hill conveyancing practitioners are listed all lender’s conveyancing panel. Do make the most of the above find an approved solicitor tool to locate a Childs Hill conveyancing firm on the on the lender panel.
Two weeks ago we had a mortgage agreed in principle with Skipton. Childs Hill conveyancing practitioners have been appointed. How long does it take for Skipton to forward the offer to the lawyer?
Some lenders take longer than others. Have Skipton completed the valuation? Have you advised Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have today made my last payment due on my mortgage with RBS. I assume I don't need a Childs Hill property lawyer on the RBS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
Our sealed bid on a detached house in Childs Hill has been accepted, but there is a chain. The owners have put an offer on a property, however it’s not yet agreed to, and are looking at other apartments in the pipeline. I have chosen a nearby conveyancing solicitor in Childs Hill. What do I do now? When do I get the mortgage application with RBS started?
It is normal to have concerns where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx one thousand pounds, then survey, Childs Hill conveyancing search charges, etc). The first course of action is to check that your solicitor is on the RBS conveyancing panel. Concerning the next phase this very much dictated by the specifics of your transaction, desire for this property and on the state of the market. During a rising market the majority of buyers will apply for the mortgage with RBS and pay for the valuation and only if it comes back ok would they ask their property lawyer to proceed with searches.
Do commercial conveyancing searches reveal proposed roadworks that may affect a commercial site in Childs Hill?
Its becoming the norm that commercial conveyancing solicitors in Childs Hill will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Childs Hill. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Childs Hill.
For each commercial conveyancing transaction in Childs Hill it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Childs Hill commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Childs Hill.
Just acquired a terraced house in Childs Hill , What is the estimated time for the Land Registry to register my ownership? My Childs Hill conveyancing solicitor has been very slow, so I want to check that my ownership is registered.
There is nothing unique about conveyancing in Childs Hill registration formalities. Rather than based on location, timescales can differ subject to who lodges the application, whether there are errors and whether the Land registry communicate with any 3rd persons or bodies. As of today in the region of 80% of submission are fully dealt with in less than three weeks but occasionally there can be extensive hold-ups. Historically registration occurs after the buyer has moved in to the premises thus registration formalities is not typically primary concern yet where there is a degree of urgency associated with the registration then you or your lawyers must contact the land registry and explain the circumstances.