Having been told to check out your company we were about to go ahead with a conveyancing solicitor in Maidenhead endorsed using your search tool but stumbled across some other costs illustrations via the web appear less pricey – how come?
There are plenty of firms advertising pretending to offer cheap conveyancing, yet more often than not supplementalcharges end up with the final fee markedly uplifted. In accordance with regulatory requirements charges set out in terms of engagement should be transparent and reasonable invoiced The law firms that we put forward for conveyancing in Maidenhead specify all charges for a standard conveyancing case.
My wife and I are acquiring a brand new duplex in Maidenhead and my solicitor is telling me that she is duty bound to the mortgage company to reveal incentives from the seller. I am under pressure to exchange contracts and my preference is not to prolong matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
I have a decision in principle. The bank mentioned the loan came with free conveyancing. Is the implication that I have to use their panel lawyer as I would much rather instruct a Maidenhead based conveyancing firm?
You should check but the the probability is that appoint one of their panel conveyancers if you take up the "fee-free" incentive. Contact the bank and see if they offer you a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor in Maidenhead.
My bid for a property was accepted at auction in Maidenhead. Conveyancing is necessary. What are my next steps?
Having exchanged you will need to instruct a conveyancing practitioner as a matter of priority as you now have a fast approaching a fixed date to complete the transaction. All auction property will have a corresponding auction pack. This should include evidence of title and search results. If you have purchased leasehold property the conveyancing papers may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to leasehold premises. You must pass this on to your appointed conveyancing solicitor as soon as possible. You also need to ensure that that you have the requisite funding in place to complete the transaction on the set completion date.
I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Maidenhead lawyer on the Co-operative panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Co-operative 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 Co-operative mortgage from the register. Co-operative, 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 Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
Our offer on a property in Maidenhead has been accepted, the vendors do nevertheless have a dependent purchase. The owners have offered on a property, but it’s not yet tied up, and have viewings of other apartments booked. I have selected a bricks and mortar conveyancing solicitor in Maidenhead. What should be my next step? At what point do I apply for the mortgage with Santander?
It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then valuation, Maidenhead conveyancing search costs, etc). The first course of action is to check that your property lawyer is on the Santander approved list. As to the next steps this very much dictated by the circumstances of your transaction, desire for this property and on the state of the market. During a hot market some purchasers will apply for a home loan with Santander and arrange for the valuation and only if it was satisfactory would they request their solicitor to press on with the conveyancing in Maidenhead.
I used Action Conveyancing several years past for my conveyancing in Maidenhead. Now, I need the files but the law firm is no longer operating. 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 Maidenhead of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a straight forward, no chain conveyancing. Maidenhead is the location of the property. Can you offer any assistance?
Flying freeholds in Maidenhead are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Maidenhead you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Maidenhead may determine 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 property.