As someone clueless as to the Longford conveyancing process what’s your top tip you can give me for the ownership transfer in Longford
Not many law firms shout this from the rooftops but conveyancing in Longford or throughout West London is an adversarial experience. In other words, when it comes to conveyancing there is an abundance of room for conflict between you and other parties involved in the ownership transfer. E.g., the seller, property agent and even potentially the mortgage company. Choosing a solicitor for your conveyancing in Longford is a critical decision as your conveyancer is your adviser, and is the ONE party in the process whose responsibility is to look after your best interests and to protect you.
Every so often a potential adversary may attempt to sway you that it is in your interests to do things their way. As an example, the property agent may claim to be helping by suggesting your lawyer is slow. Or your mortgage broker may try to convince you to do take action that is against your solicitors guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
I am thinking of remortgaging my flat in Longford, does my lawyer have to be on the Kent Reliance Conveyancing panel?
In theory, you could use a solicitor that is not on the Kent Reliance conveyancing panel, but Kent Reliance would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
I have paid off my mortgage with Aldermore. I assume I don't need a Longford lawyer on the Aldermore panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Aldermore 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 Aldermore mortgage from the register. Aldermore, 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 Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
I have decided to exercise my right to buy my property in Longford off the council. I have a mortgage offer with TSB. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.
At last I have had an offer on a maisonette in Longford accepted, the vendors do nevertheless have a connected purchase. The owners have offered on a flat, but it’s not yet tied up, and have viewings of other flats in the pipeline. I have instructed a nearby conveyancing solicitor in Longford. What do I do now? When should I get the mortgage application with Barclays going?
It is usual to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is approx one thousand pounds, then survey, Longford conveyancing search fees, etc). First, you should ensure that your conveyancer is on the Barclays conveyancing panel. Regarding the subsequent steps this very much depends on the specifics of your case, desire for the property and on the state of the market. During a buoyant market the majority of buyers will apply for a home loan with Barclays and arrange for the valuation and only if it was satisfactory would they request their conveyancing practitioner to move forward with searches.
I have a 4 bedroom Georgian house in Longford. Conveyancing solicitor represented me and Barnsley Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold with the matching address. Is it worth asking Barnsley Building Society to clarify?
You should review 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 Longford and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with the conveyancing lawyer who completed the work.
I am buying a new build house in Longford benefiting from help to buy. The builders would not budge the price so I negotiated £7000 of extras instead. The house builders rep advised me not inform my solicitor about the extras as it could jeopardize my loan with the bank. Is this normal?.
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.
How much will conveyancing in Longford cost?
Almost all Longford conveyancing practices will charge a set fee. Where extra work arise during the transaction your conveyancer should disclose to you in writing of any further fees for any work as soon as it becomes obvious. Some organisations may agree not to charge a fee if a transaction does not go ahead, others will levy an bill for a percentage of the set costs, calculated based on the point at which the conveyancing falls through.
It may be helpful for you to obtain a few conveyancers to send you a quotation.