I went with a high street solicitor for our conveyancing in Montgomery today. Going through the Ts and Cs I notewe are responsible for fees even if the sale aborts. Should I ditch them and instruct an internet firm offering no-sale-no-fee conveyancing in Montgomery?
Generally there is a compromise along the lines that if "No Sale No Fee" is advertised then the fee levels will generally be uplifted to offset the transactions that do not proceed. You should be mindful that such deals generally do not cover expenses for example Montgomery conveyancing search costs.
I have today made my last payment due on my mortgage with Principality. I assume I don't need a Montgomery property lawyer on the Principality panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
The mortgage over my property is with UBS for my property in Montgomery. Conveyancing has been completed some time ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform UBS?
You must advise UBS in advance of renting your property as this is likely to be a breach of UBS’s mortgage conditions. It may be that UBS will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. It should not be necessary to do this via a UBS conveyancing panel firm.
Yorkshire BS have agreed my mortgage in principle, my offer on a house in Montgomery has been accepted, now what?
Your estate agent will want to know who your solicitors are (be sure the solicitors are on the bank’s panel). Contact Yorkshire BS or the financial adviser and complete any relevant forms. Yorkshire BS will sellect a valuer who will get in contact with the selling agent or owners to arrange an appointment. Once carried out (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. Yorkshire BS will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Montgomery.
I have been told that property searches are the number one reason for obstruction in Montgomery house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) released determinations of research by MoveWithUs that conveyancing searches do not figure amongst the common causes of hindrances during the legal transfer of property. Local searches are not likely to feature in any holding up conveyancing in Montgomery.
About to purchase a new build flat in Montgomery. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Montgomery
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Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
I was pointed in your direction by a number of estate agents in Montgomery to locate a property lawyer using your seach tool. Is there a financial incentive for Estate Agents to promote your lawyers rather than a competitor’s?
We don’t give any financial incentive for directing people our way. We thought it would be too underhand a fee as a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
In searching the internet for the term on line conveyancing in Montgomery it shows results of numerous conveyancerslocally. With so much choice what is the best way to find the suitable solicitor for my move?
The preferential method of finding a suitable conveyancer is via trusted referral, so seek the opinion of colleagues and those you trust who have acquired a property in Montgomery or a local estate agent or mortgage broker. Fees for conveyancing in Montgomery vary, so it's sensible to request a minimum of four fee estimates from varying types of property lawyers. Dont forget to clarify that the fees are fixed.