Is it necessary during the course of the conveyancing process to pop into the offices of the solicitor to sign the legal charge? If so, I will choose one who does conveyancing in Ham so that I can pop in to their offices if necessary.
Most approved lawyers for mortgage companies carry out their communications through the post, internet or over the phone. This enables them to undertake the legal work for your home move regardless of where you live in the country. Nevertheless you can see if you have the option of attending the offices of your conveyancing lawyer if you prefer.
What is the difference between a licensed conveyancer and conveyancing solicitor in Ham
Two types of professional can conduct conveyancing in Ham namely licenced conveyancers or solicitors. The two can provide conveyancing services that you need to complete the sale or acquisition of property. They are both obliged to conduct Ham conveyancing on similar quality and guidelines so you can be sure that your conveyancing will be properly administered and that the requisite steps will be accurately attended to.
I have paid off my mortgage with Bank of Ireland. I assume I don't need a Ham conveyancer on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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 Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
I recently had an offer accepted on a house in Ham. My mortgage broker recommended their conveyancers. I paid an upfront payment of £200. Not long after, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the TSB 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 TSB 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.
It has been 3 months following my purchase conveyancing in Ham took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Ham differ for newly converted properties?
Most buyers of new build property in Ham approach us having been asked by the developer to sign contracts and commit to the purchase even before the property is finished. This is because new home sellers in Ham typically purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Ham or who has acted in the same development.
I opted to have a survey completed on a house in Ham before appointing solicitors. I have been told that there is a flying freehold element to the property. The surveyor has said that some banks will not grant a loan on this type of premises.
It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. Should you wish to telephone us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Ham. Conveyancing may be slightly more expensive based on your lender's requirements.
I'm remortgaging my existing property to a BTL mortgage with Skipton Building Society and I will use the rest of the raised equity as a down payment on further house. The location we are talking about is Ham. Will your lawyers be able to act for the two banks and tie in the two deals?
Do use our search tool on this page to check that the lawyers are approved by both mortgage companies. Assuming that they are the solicitor should be able to simultaneously deal with the two conveyancing matters but you should have a chat with you lawyer and make clear your desired outcome and requirements.