Willretaining a Hook Norton conveyancing practice make my purchase more efficient?
In the main conveyancing practitioners in your area will have strong relationships with your local authority, which can help with your Hook Norton conveyancing searches that your conveyancer will inevitably need. It can only assist if they have strong relationships with the Land Registry covering your area Hook Norton, other lawyers in the location and Hook Norton Estate Agents.
Can you clarify what the consequences are if my solicitor is removed from the RBS Solicitor panel ahead of completing my conveyancing in Hook Norton?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Can I be sure that the Hook Norton conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Hook Norton getting recommendations is a sensible starting point. 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 conducting your transaction.
I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Hook Norton conveyancing practitioner on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Am I right?
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 have instructed a Hook Norton lawyer having checked that they are on the Clydesdale conveyancing panel. Does my lawyer arrange the survey of the property?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Hook Norton postcode. As you are getting a mortgage with Clydesdale, you could contact them to see if they have a list of approved surveyors in Hook Norton.
I require expedited conveyancing in Hook Norton as I have a deadline to complete inside one month. Thankfully I do not need a mortgage. Is it possible to avoid the conveyancing searches to save fees and time?
If.Given you are are a cash purchaser you are at free not to do searches although no conveyancer would recommend that you don't. Drawing on our experience of conveyancing in Hook Norton the following are instances of what can show up and adversely impact future mortgageability: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Railway Schemes,...
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a straight forward, chain free conveyancing. Hook Norton is the location of the property. Can you offer any guidance?
Flying freeholds in Hook Norton are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hook Norton you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hook Norton 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 premises.
What is the reason for my lawyer requiring various items of ID ahead of starting selling or purchasing a property in Hook Norton?
Hook Norton property lawyers are duty bound by the Law Society, SRA, the Land Registry and current AML Regulations to certify that the have verified the identity of their clients. It is also sometimes a requirement of your bank if you are taking a mortgage. Furthermore they have to complete various forms, particularly those relating to Land Tax and need to have information such as your full names, NI number and date of birth.