IfI was to acquire a straightforward propertyin Lightwater for cash and dispense with a survey and no local authority searches how much would I expect to have to pay for conveyancing in Lightwater?
Any savings you would make will be limited to the costs for searches. Your property lawyer is obliged to do the vast majority of work - money laundering, communicating with your vendors conveyancer, stamp duty return, register the property etc. A slight saving might be made by not needing to register a charge however it will not be significant.
Do banks and building societies provide you with an approved list of Lightwater conveyancing solicitors? How do you know who is on the Clydesdale conveyancing panel?
Lightwater conveyancing firms themselves provide us confirmation that they are on the Clydesdale conveyancing panel as opposed to being supplied with a list from Clydesdale directly.
I am helping my mother sell her flat in Lightwater. Will the solicitor commission an energy assessment or it is for the owner to see to?
Following the abolition of Home Packs, EPC’s was maintained a compulsory part of selling a house. An EPC must be commissioned in advance of the property being marketed. This is not as aspect of the sale process that solicitors normally organise. Where you are instructing a Lightwater conveyancing practitioner they might be able to arrange EPC’s given their relationships with long established local energy assessors
My conveyancer has informed me that restrictive coveneant insurance is required on my purchase. What is the level of cover for Lightwater conveyancing?
The right level of restrictive coveneant indemnity insurance should be dictated by who who your lender is. It would differ for example between Lloyds TSB Bank and Leeds Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.
I have today made my last payment due on my mortgage with Skipton. I assume I don't need a Lightwater lawyer on the Skipton panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Skipton 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 Skipton mortgage from the register. Skipton, 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 Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
five months have gone by following my purchase conveyancing in Lightwater completed. I have checked the Land Registry website 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 asset 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.
About to purchase a new build apartment in Lightwater. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Lightwater
Forfeiture - bankruptcy or liquidation must not apply under this provision. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
Am I right to be wary that third parties that I am dealing with are suggesting a web based conveyancing firm as opposed to a High Street Lightwater conveyancing practice?
As is the case with many professional services, often suggestions from family and friends can be worth their weight in gold. Nevertheless there are numerous players in a conveyancing matter; estate agents, mortgage brokers and banks might all suggest lawyers to select. On occasion the lawyers might be known to one of the organisations as being good in their field, but occasionally there exists a commercial relationship behind the endorsement. You are at liberty to choose your own conveyancer. Don't forget that the majority of banks specify a panel list of solicitors you have to use for the mortgage aspect of your home move.