We instructed a Ironbridge based solicitor for my conveyancing in Ironbridge last week. Reviewing the official terms of business it is apparent thatI am liable for charges even where the conveyance does not complete. Should I go with them or choose a web based lawyer promoting no completion no cost conveyancing in Ironbridge?
Generally there is a concession along the lines that if "No Completion No Fee" is offered then the conveyancing charges will generally be higher to neutralise those conveyances that do not proceed. Dont forget that such deals rarely protect you from expenditure e.g. Ironbridge conveyancing search charges.
My house in Ironbridge is up for sale and I have a purchaser. Will my conveyancing practitioner need to be on the Yorkshire BS conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Yorkshire BS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently currently.
I need some quick conveyancing in Ironbridge as I have an ultimatum to sign on the dotted line in less than 2 weeks. A home loan is not required. Can I decline from having conveyancing searches to save money and time?
If.Given you are not obtaining a mortgage you have the choice not to do searches although no solicitor would suggest that you don't. With plenty of history conveyancing in Ironbridge the following are examples of what can show up and adversely affect future saleability: Refused Planning Applications, Outstanding Fees, Overdue Grants, Railway Schemes,...
Me and my brother purchased a renovated Edwardian house in Ironbridge. Conveyancing practitioner represented me and Santander. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold with the exact same property. I thought I was buying a freehold how can I check?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ironbridge and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with the conveyancing solicitor who conducted the purchase.
I'm purchasing my first flat in Ironbridge with the aid of help to buy. The developers would not reduce the amount so I negotiated £7000 of additionals instead. The estate agent advised me not inform my solicitor about the extras as it may impact my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Ironbridge is the location of the property. Can you shed any light on this issue?
Flying freeholds in Ironbridge are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ironbridge 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 Ironbridge may decide 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.