Our family lawyer has quoted £1400 for fixed fee conveyancing in Creekmouth. I am selling a Victorian property for £250,000. Are the quoted fees excessive? Is it in excess of what I should be paying for conveyancing in Creekmouth?
The costs illustration is fractionally on the expensive side. If you shop around you could trim some of the expense by say £125. On the other hand, you couldcome to rue choosing an an unknown conveyancer. Don't forget to be sure that the solicitor can act for your lender. You can utilise our search tool to locate a Creekmouth conveyancing firm on the banks approved list of lawyers which can often include conveyancing solicitors in Creekmouth.
My solicitor has uncovered a a legal deficiency with the lease for the flat we are buying in Creekmouth. The seller’s lawyers have suggested defective title insurance as a workaround. We are happy with insurance and will pay for it. Our conveyancing practitioner says that he must ensure that the bank is content with this solution. Who is the client here, us or the bank?
Notwithstanding that you have a mortgage offer from the bank does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook requirements. You and the mortgage company are the client. These conveyancing instructions must be adhered to.
We hope to to purchase with Loughborough BS. I went into a few local firms yet am unable to find a Creekmouth conveyancing firm on the Loughborough BS approved list. Could you help?
Please do make the most of the find a conveyancing panel solicitor tool on this page. Please choose the building society and type Creekmouth or your location and you will see a number of lawyer offices in Creekmouth or nearest you.
I have paid off my mortgage with Barclays. I assume I don't need a Creekmouth conveyancing practitioner on the Barclays panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Barclays 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 Barclays mortgage from the register. Barclays, 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 Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
I am due to exchange contracts on my apartment. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Santander are being difficult. The Creekmouth solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
After shopping around on the internet I have found a Creekmouth conveyancing practitioner having checked that they are on the Bank of Ireland conveyancing panel. Does my lawyer arrange the survey of the property?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland 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 solicitor 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 Creekmouth postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Creekmouth.
Are there restrictive covenants that are commonly picked up during conveyancing in Creekmouth?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Creekmouth. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm buying a new build house in Creekmouth with the aid of help to buy. The builders refused to budge the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative suggested that I not reveal to my conveyancer about this extras as it could affect my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.