I am in the throes of porting my current homeowner mortgage to a Buy to Let The Royal Bank of Scotland mortgage. The bank has said that I require a solicitor as part of the process. I spoke to my former Hampden Pk conveyancing firm who dealt with the legals when I initially acquired the premises. The costs estimate they've given of £500 is an eye-watering amount to do this as I am not require purchase conveyancing - it’s simply a straightforward remortgage.
The costs illustration is slightly on the steep side. If you shop around you may be able to decrease the fees slightly by perhaps £100 plus VAT. On the other hand, if you were happy with the service the firm provided you couldcome to rue choosing an an untested lawyer. Don't forget to be sure the solicitor can represent The Royal Bank of Scotland. You can utilise our search tool to get a quote a Hampden Pk conveyancing firm on the The Royal Bank of Scotland approved list of lawyers, which can often include conveyancing solicitors in Hampden Pk.
We are buying a house in Hampden Pk. I might seem paranoid but how we can trust a solicitor? On the day of competition we will need to send our life savings into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We expect to receive a DIP from Santander this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Santander recommend any Hampden Pk solicitors on the Santander conveyancing panel, or is it better to go independently?
You will need to appoint Hampden Pk solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
I have finally had an offer on a maisonette in Hampden Pk accepted, but there is a chain. The vendors have offered on somewhere, however it’s not yet tied up, and have viewings of other flats booked. I have instructed a nearby conveyancing solicitor in Hampden Pk. What should be my next step? At what point should I apply for the mortgage with Lloyds?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then valuation, Hampden Pk conveyancing search fees, etc). The first thing to do is check that your conveyancer is on the Lloyds conveyancing panel. As to the next stages this very much depends on the uniqueness of your case, attraction to this property and on the state of the market. In a buoyant market some purchasers would apply for the mortgage with Lloyds and arrange for the valuation and only if it comes back ok would they request their solicitor to move forward with the conveyancing in Hampden Pk.
My wife and I are intent on selling our home in Hampden Pk and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A local lawyer would know this is not the case. It does beg the question why the buyers are using an online conveyancing outfit rather than a conveyancing solicitor in Hampden Pk. Having lived in Hampden Pk for six years we know that this is a non issue. Is it a good idea to contact our local Authority to get clarification need.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
The deeds to our property can not be found. The conveyancers who handled the conveyancing in Hampden Pk 4 years ago have long since closed. What are my options?
Gone are the days when you need to hold title original deeds to evidence that you are the registered proprietor of land or property, as the Land Registry have everything they need in a digital format.
Back In 2006, I bought a leasehold flat in Hampden Pk. Conveyancing and The Royal Bank of Scotland mortgage are in place. A letter has just been received from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1992. The conveyancing practitioner in Hampden Pk who previously acted has now retired. Do I pay?
First contact the Land Registry to make sure that this person is in fact the new freeholder. You do not need to instruct a Hampden Pk conveyancing lawyer to do this as you can do this on the Land Registry website for a few pound. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Hampden Pk Conveyancing for Leasehold Flats - A selection of Queries before buying
What restrictions are contained in the Hampden Pk Lease? Plenty Hampden Pk leasehold apartments will have a service charge for the upkeep of the building set by the management company. Where you purchase the property you will have to pay this liability, normally quarterly accross the year. This could be anything from a couple of hundred pounds to thousands of pounds for bigger purpose-built buildings. In all probability there will be a ground rent to be met annual, this is usually not a exorbitant figure, say approximately £25-£75 but you need to enquire as occasionally it can be many hundreds of pounds.
My cousin is buying a shared ownership flat in Hampden Pk. He was given a quote by the conveyancing practitioner connected to the estate agents totaling £1300 . It was fifteen years ago I sold and purchased a house and the fee was £600. Have costs really gone up that much?
What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for instance Hampden Pk searches, land registry fees, etc)