I am in the throes of changing my current homeowner home loan to a Buy to Let Bank of Scotland mortgage. I have been informed by my broker that I must appoint a conveyancer as part of the process. I had a chat my past Nunhead conveyancing solicitor who acted on my behalf when I previously acquired the premises. The fee estimate sent of £470 has surprised me as its a refinance than a sale or purchase.
The estimate fees seem a tad high. Where you are content to invest time comparing charges you may be able to trim some of the expense by say £100 plus VAT. That being said, assuming were happy with the service the firm gave you couldlive to rue choosing an a cheaper conveyancer. Remember to check that the solicitor can act for Bank of Scotland. Do make use of our search tool to get a quote a Nunhead conveyancing firm on the Bank of Scotland approved list of lawyers, which can often include conveyancing solicitors in Nunhead.
This question may be naive but I am unseasoned as a 1st time purchaser of a garden flat in Nunhead. Do I receive the keys to the house on the completion date from my solicitor? If so, I will find a local conveyancing solicitor in Nunhead?
On the day of completion you do not need to attend the conveyancers office in Nunhead. Conveyancing lawyers for you will arrange to send the purchase money to the seller's conveyancers, and once they have received this, you will be able to receive the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.
We previously selected solicitors with offices in Nunhead on the Santander solicitor panel. They have just billed me a separate charge for dealing with the Santander mortgage. Is this an additional conveyancing fee specified by Santander?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your conveyancer can levy a fee for this. The charge is not dictated by Santander but by your Nunhead lawyer. Some firms on the Santander panel will charge an ‘acting for lender’ fee but many firms include it on their overall fee.
I was told four weeks ago that my mortgage has been agreed to by HSBC. Is it usual for HSBC to only issue the offer once my solicitor in Nunhead is approved on their conveyancing panel? HSBC have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have todayfound out that Stirling Law have closed. They conducted my conveyancing in Nunhead for a purchase of a freehold house 10 months ago. How can I check that the property is in my name in the name of the previous owner?
The quickest way to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Nunhead conveyancing specialists.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Nunhead is where the house is located. Can you shed any light on this issue?
Flying freeholds in Nunhead are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Nunhead you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Nunhead 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 premises.
Is it best to choose a Nunhead conveyancing practitioner who is local to the property I am hoping to buy? An old friend can handle the conveyancing however her office is 400miles away.
The primary upside of using a high street Nunhead conveyancing firm is that you can drop in to execute documents, present your ID and pester them if necessary. They will also have local insight which is a plus. That being said it's more important to get someone that will pull out all the stops for you. If other friends have used your friend and the majority were content that should outweigh using an unknown Nunhead conveyancing lawyer just because they are round the corner.
Am in the process of buying my 1st house in Nunhead. Conveyancing practitioner has been instructed. The financial consultant pointed out that a survey is not needed as the house is just fifteen years old.
At the very least you should order a Home Buyer's Report. As the property was constructed over a decade ago the property will not come with a warranty, so you would be well advised not to take a risk. For a property that age with no signs of problems a Home Buyer's report may suffice. They will highlight any apparent problems and recommend further investigation if appropriate. If there are any signs of problems seek a comprehensive structural survey.