It may have been a long time coming a loan offer from HSBC for the remortgage of my single room flat is due any day now. Could you recommend a cheap conveyancing solicitor in Fishponds?
This site is not designed to aid those in pursuit of a cheap conveyancing in Fishponds. Our aim is to provide value for money conveyancing but we do not aim to advertise as being the cheapest. Do not be seduced by organisations seducing you with low cost conveyancing in Fishponds. Optimistically, in deciding on cheap conveyancing, you will receive what you pay for and at worst you will end up with a surprising uplift in extras and still not receive the service expected.
In what way does my ID and proof of funds have anything to do with my conveyancing in Fishponds? What am I being asked for?
Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to verify the ID of the person or body they are dealing with prior to agreeing to accepting their conveyancing business. The Terms and Conditions that you are required to sign should confirm this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. Where you are unwilling to hand over identification documents, your solicitor would not be able to act for you.
We're in Fishponds, First time buyers buying with a mortgage (lender is UBS , and our lawyer is on the UBS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the UBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
How can we know in advance if a Fishponds conveyancing solicitor on the Clydesdale panel is any good?
When it comes to conveyancing in Fishponds getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer handling your conveyancing.
I have paid off my mortgage with Aldermore. I assume I don't need a Fishponds lawyer on the Aldermore panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Aldermore 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 Aldermore mortgage from the register. Aldermore, 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 Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
After months of negotiation I have agreed a price on a house in Fishponds. My mortgage broker pressured me to appoint their property lawyer. I paid an upfront payment of £225. A couple of days later, the solicitor called me embarrassingly acknowledging that they were not on the Co-operative 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 Co-operative 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.
Over the last few months I have been searching for a leasehold apartment up to £245,000 and identified one near me in Fishponds I like with a park and railway links in the vicinity, the downside is that it only has 52 years unexpired on the lease. There is not much else in Fishponds in this price bracket, so just wondered if I would be making a mistake buying a short lease?
If you need a home loan the remaining unexpired lease term will likely be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this.
How and when do I incur stamp duty chargeable for my Fishponds property purchase?
Your conveyancing practitioner should complete a stamp duty return for you as part of your Fishponds conveyancing transaction for signature. On completion your lawyer will submit the Land Transaction application to the Tax Authorities and - as long as they have the money - settle any Stamp Duty payable for you.