We instructed a Greenfield based lawyer for my conveyancing in Greenfield today. Looking through the Terms and Conditions I seewe are liable for costs even if the dealdoes not happen. Would I be best advised to choose a web based conveyancing brokerage advertising no completion no cost conveyancing in Greenfield?
Generally there is a compromise along the lines that if "No Completion No Fee" is advertised then the fee levels will generally be uplifted to counteract the transactions that fail to complete. Do bear in mind that such deals tend not to cover disbursements such as Greenfield conveyancing search expenses.
Why do I have to pay up front for my conveyancing in Greenfield?
Where you are retaining lawyers for conveyancing in Greenfield your lawyer will ask you to provide them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the conveyancing searches. If any down payment is payable against the total price then this should be needed immediately in advance of contracts are exchanged. Any further balance that is needed should be transferred a few days prior to the completion date.
Do the Building Society Association intend to launch a online directory to to identify solicitors on the Coventry BS conveyancing panel for instance in Greenfield?
We are not aware of any plans on the part of the BSA to promote such a register.
Despite weeks of looking the Title Certificate and documents to our home can not be found. The conveyancers who dealt with the conveyancing in Greenfield 4 years ago have long since closed. What are my next steps?
Assuming you have a registered title the information relating to your ownership will be held by HMLR with a Title Number. It is easy to execute a search at the Land Registry, identify your property and get current copies of the property title for a small fee. Where the property is Leasehold then the Land Registry will usually retain a certified copy of the Registered Lease and again, a copy can be ordered for twenty pounds.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Greenfield is where the house is located. Can you offer any advice?
Flying freeholds in Greenfield are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Greenfield you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Greenfield may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I dont have enough spare funds to pay a 10% deposit on my house purchase in Greenfield , but I am keen exchange. What can I do?
You can accept a lower deposit. Most property owners will agree to a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute