My previous conveyancer has sent a quote for £1200 for fixed fee conveyancing in Mickleover. I am hoping to downsize from a Georgian detached home for £275,000. Are these conveyancing fees excessive? Is it in excess of the average fee for conveyancing in Mickleover?
The costs illustration is slightly on the high side. Where you are happy to expend time contrasting charges you could decrease the fees slightly by perhaps £100 plus VAT. That being said, you couldcome to regret opting for an a cheaper solicitor. Don't forget to ensure that the conveyancer can also act for your bank. You can use our search tool to locate a Mickleover conveyancing company on the banks conveyancing panel which can often include conveyancing solicitors in Mickleover.
My wife and I are acquiring a newly built flat in Mickleover and my solicitor is informing me that she has to the lender to reveal incentives from the builder. I am nearing the developer’s deadline to exchange and I don't want to delay the conveyancing. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook requirements. 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 can see plenty of information on this site regarding conveyancing in Mickleover but what is your top tip for choosing the right conveyancer in Mickleover
It would be unwise to be seduced by the cheapest Mickleover conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I have paid off my mortgage with RBS. I assume I don't need a Mickleover conveyancing practitioner on the RBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
It is unclear whether my lender requires a lease extension. I have called my Mickleover building society branch on a couple of occasions and was informed it wasn't an issue and they would lend. My Mickleover conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend based on their published requirements. I simply don't know who is right.
The lawyer must follow the CML Handbook Part 2 requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
A friend recommended that where I am purchasing in Mickleover I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally included in the estimate for your Mickleover conveyancing searches. It is not a small document of more than thirty pages, listing and detailing important information about Mickleover around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Mickleover Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information about Mickleover.
I opted to have a survey completed on a house in Mickleover in advance of appointing solicitors. I have been advised that there is a flying freehold overhang to the property. The surveyor has said that some mortgage companies will not give a loan on a flying freehold premises.
It depends who your proposed lender is. Santander has different instructions from Birmingham Midshires. Should you wish to telephone us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Mickleover. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Mickleover to see if the conveyancing will be more expensive.
The conveyancers carrying out our conveyancing in Mickleover has forwarded papers to review that show the property is unregistered with epitome documents. Why is the property not yet recorded at the Land Registry?
Although the vast majorities of properties in Mickleover are now registered with HM Land Registry there are still a few that are unregistered. Any property in Mickleover that has been transferred since the late 1980’s will have been registered at the HMLR under the compulsory ‘first registration’ scheme. However, if a Mickleover property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many Mickleover conveyancing lawyers will be familiar with this type of conveyancing but if any uncertainty prevails the usual guidance presently is for the vendor’s solicitor to undertake the registration formalities first and thereafter sell - this will have a domino effect to result in a drawn-out transaction.