The mortgage offer from Santander for the refinancing of my 3 bedroom garden flat is to be issued imminently. Can you propose a low cost conveyancing lawyer in Dersingham?
This site is not designed to assist those in their quest for the cheapest conveyancing in Dersingham. Our goal is to offer value for money conveyancing but we do not advertise as being the cheapest. Do not be fooled by companies offering £99 conveyancing in Dersingham. In your best case scenario, in choosing a lawyer for cheap conveyancing, you will get your money’s worth and at worst it will result in you invoiced for extras and still not end up with the service required.
When will exchange of contracts happen for sale conveyancing in Dersingham and do I need to attend the solicitors branch?
If you are local to our conveyancing solicitors in Dersingham you are invited in to sign contracts. That being said, the lender approved solicitors we recommend provide a national conveyancing service and provide just as detailed and professional a job for you when communicating with you electronically. The signing of the purchase agreement is not the point of no return. A signed contract is just a prerequisite for the firm to officially exchange when the time is right, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Dersingham)to be in the office available at the end of the phone to exchange contracts.
My house in Dersingham is up for sale and I have accepted an offer. Does the solicitor need to be on the Yorkshire BS conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Yorkshire BS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently in recent years.
I am currently in the process of buying my council flat in Dersingham. I have a mortgage agreed with Bank of Ireland. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.
I can not work out if my bank requires a lease extension. I have called into my local Dersingham bank branch on various occasions and was told it wasn't an issue and they will lend. My Dersingham conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they would not lend in accordance with their specific requirements. Who do I believe?
As long as the property lawyer is on the lender approved list, they must comply with the CML Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I recently had an offer agreed on an apartment in Dersingham. My mortgage broker suggested a lawyer. I paid an upfront payment of £200. A couple of days later, the conveyancer called me embarrassingly acknowledging that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I purchased a terraced Georgian house in Dersingham. Conveyancing solicitor acted for me and Barnsley Building Society. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold with the exact same address. I thought I was buying a freehold how can I check?
You need to review 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 Dersingham and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing practitioner who conducted the work.
My aim is to purchase a garden flat in Dersingham. Conveyancing lawyer is waiting for, from the vendor, building insurance schedule. This morning I was advised that the vendor needs to send the insurance schedule for the flat above also. Why would my conveyancer want to see the insurance for the flat above? Is it really necessary? We have been waiting for the last two weeks…
It is not unheard of in leasehold conveyancing in Dersingham to discover Conveyancing in Dersingham in a minority of cases reveals that the lease requires the leasehold owners to insure their individual flats as opposed to the landlord insuring the entire premises - which is clearly better. Do contact your conveyancer but it would seem that your solicitor is seeking to verify that the entire building is insured. Insuring your flat is no help when it comes to rebuilding after a fire if the other flat cannot be rebuilt due to lack of insurance cover.