Having been referred to your web site we were about to appoint conveyancing solicitor in Maida Vale endorsed by you but stumbled across some other quotes via the web seem less expensive – why is this?
You can find many firms of conveyancing organisations promoting supposedly £99 conveyancing, yet more often than not extrafees end up with the final fee markedly uplifted. According to the Legal Ombudsman fees set out in terms and conditions should be equitable and be applied The law firms that we list for conveyancing in Maida Vale genuinely set out all charges for the property you intend topurchase.
I am purchasing a property without a mortgage in Maida Vale. I have resided for the previous 15 years in Maida Vale. Conveyancing searches are expensive. As I have knowledge of the area and road very well should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a home loan, then the vast majority of the Maida Vale conveyancing searches are optional. Your conveyancer will ’encourage you, no-doubt strongly, that you should have searches completed, but she has a professional duty to take that path of encouragement . One thing to take into account; if you are intend to dispose of the house one day, it will likely be be of importance to your prospective buyer what the searches disclose. Sometimes premises with functional issues can still reveal adverse search results. A competent conveyancing solicitor in Maida Vale should be able to give you some helpful advice in this regard.
I'm the only beneficiary of my late grandmother’s estate with all property in now in my sole name, including the house in Maida Vale. Conveyancing formalities meant that the Land Registry date was in July. I want to move. I understand that there is a CML six month 'rule', meaning my proprietorship will be considered the same way as if I'd bought the property in July. Will no one buy the property for half a year?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. Most lenders would take a sensible view as this requirement primarily exists to pick up on subsales or the flipping of properties.
My partner and I have arranged the release of further funds on our mortgage from Nationwide as we intend to carry out a loft conversion to our home in Maida Vale. Are we obliged to select a nearby Maida Vale solicitor on the Nationwide conveyancing panel to deal with the paperwork?
Nationwide don't usually instruct a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide list.
I have today made my last payment due on my mortgage with Skipton. I assume I don't need a Maida Vale lawyer on the Skipton panel to discharge the mortgage at the Land Registry. Am I right?
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
I used Wolstenholmes several years ago for my conveyancing in Maida Vale. Now, I need my documents however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Maida Vale of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Maida Vale differ for new build properties?
Most buyers of new build property in Maida Vale approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is constructed. This is because builders in Maida Vale tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Maida Vale or who has acted in the same development.
Over the last few months I have been searching for a flat up to £235,500 and identified one near me in Maida Vale I like with amenity areas and transport links nearby, the downside is that it only has 51 years on the lease. There is not much else in Maida Vale suitable, so just wondered if I would be making a grave error buying a short lease?
Should you require a mortgage that many years may be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this.