We were about to retain a conveyancing solicitor in Niton listed using your search tool but stumbled across some other fee calculations on the internet look cheaper – why is this?
You can find a variety of conveyancers advertising theoretically looks to be cut price. You should think long and hard as to how much you respect your own move to you are willing to be penny wise pound foolish concerning the standard of the legal work. Some hide fees well inside the terms of engagement. The conveyancers that we put forward for conveyancing in Niton will notdo this.
My property lawyer in Niton is not on the Clydesdale Approved Panel. Is it possible for me to retain my prefered solicitor notwithstanding that they are excluded from the Clydesdale approved list?
Your options are as follows:
- Carry on with your existing Niton lawyers but Clydesdale will need to retain a lawyer on their panel. This will result in additional overall legal fees and cause frustration.
- Get a new lawyer to to deal with the purchase, not forgetting to check they are Clydesdale approved.
- Persuade your Clydesdale based solicitor to seek to join the Clydesdale panel
If you had a top tip for selecting a conveyancing solicitor in Niton what would it be?
It would be unwise to be swayed by the lowest Niton conveyancing costs illustration. 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 know exactly what you’ll have to pay in ahead of time.
Is there a list of Clydesdale panel solicitors in Niton on the Council of Mortgage Lender’s Website?
No. There is no such directory service on the CML or Building Society Association sites. A small selection of banks make their panel listings open the public on the web. If you are in need of a Niton conveyancing practitioner on the Clydesdale please use our tool.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Niton conveyancing practitioner on the Santander panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I opted to have a survey completed on a house in Niton ahead of retaining lawyers. I have been informed that there is a flying freehold overhang to the property. Our surveyor advised that some banks may not grant a mortgage on this type of house.
It varies from the lender to lender. Santander has different instructions from Nationwide. Should you wish to telephone us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Niton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Niton to see if the conveyancing will be more expensive.
Can you offer any advice when it comes to choosing a Niton conveyancing practice to deal with our lease extension?
If you are instructing a solicitor for your lease extension (regardless if they are a Niton conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with two or three firms including non Niton conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be useful:
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What are the legal fees for lease extension work? How many lease extensions have they carried out in Niton in the last twenty four months?
Niton Leasehold Conveyancing - Examples of Questions you should consider Prior to Purchasing
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You should be aware that where the lease has less than eighty years it will affect the value of the flat. It is worth checking with your lender that they are willing to to proceed given the lease term. Leases with fewer than 80 years remaining means that you will most likely need a lease extension sooner rather than later and it is worth discovering what this will be. For most Nitonlease extensions you would need to own the residence for 24 months in order to be entitled to exercise a lease extension. Its a good idea to discover as much as possible regarding the company managing the building as they can either make life much easier or uncomfortable. As the owner of a leasehold property you are often at the mercy of the managing agents from a financial perspective and when it comes to daily matters such as the upkeep of the common parts. Ask prospective neighbours whether they are happy with their management. On a final note, find out the dates that the maintenance charges are due to the managing agents and specifically what you get for your money. What prohibitions are contained in the Niton Lease?
I happen to be an executor of my recently deceased parent's Will, with a house in Niton which will be marketed. The bungalow has never been registered at the Land Registry and I'm advised that some buyers solicitors will insist that it is done before they will proceed. What's the procedure for this?
In the circumstances you refer to it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.