I have today made my last payment due on my mortgage with Aldermore. I assume I don't need a Newington conveyancing practitioner on the Aldermore panel to discharge 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 recently had an offer accepted on a house in Newington. My mortgage broker recommended their conveyancers. I paid an advanced payment of £225. Shortly after, the conveyancing practitioner called me to say that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Bank of Ireland have agreed my home loan in principle, my offer on a apartment in Newington has been accepted, what happens next?
The property agent will want to be advised as to your conveyancing practitioner's details (ensure that the lawyers are on the lender’s approved list). Contact Bank of Ireland or your financial adviser and finalise any relevant forms. Bank of Ireland will appoint a valuer who will get in touch with the estate agent or owners to schedule an appointment. Once conducted (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. Bank of Ireland will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Newington.
Do commercial conveyancing searches reveal impending roadworks that may impact a commercial land in Newington?
Many commercial conveyancing solicitors in Newington will execute a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Newington. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Newington.
For every commercial conveyancing transaction in Newington it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Newington commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Newington.
4 months have gone by following my purchase conveyancing in Newington completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Over the last few months I have been searching for a flat up to £245,000 and found one round the corner in Newington I like with amenity areas and station in the vicinity, however it only has 49 years unexpired on the lease. There is not much else in Newington for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a home loan the shortness of the lease may be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.
My father-in-law has encouraged me to instruct his conveyancers in Newington. Should I choose my own conveyancer?
Much as we are happy to recommend a Newington conveyancing lawyer the ideal way to find a conveyancing lawyer is to get guidance from friends or relatives who have experience in using the solicitor you're contemplating using.
I'm purchasing a house in Newington. I have found my conveyancer's company on the Law Society's list, but I can't locate my conveyancer's name as listed on the regulator's website. Is this a big problem?
Not all staff in the company must be listed by the regulator. As long there is someone qualified to 'oversee' the transaction, the actual day-to-day activity can be conducted by unqualified staff.