I am in the throes of porting my domestic home loan to a Buy to Let Nationwide Building Society mortgage. I have been informed by my broker that I require a lawyer for this. I spoke to my previous Old St Mellons conveyancing solicitor who acted on my behalf when I previously purchased the house. The fee calculation e-mailed to me of £575 plus disbursements is surprising as I am not require purchase conveyancing - it’s just a straightforward remortgage.
The charges appear a bit high. If you are content to expend time scrutinising costs you might trim some of the cost by perhaps a hundred pounds. On the other hand, assuming were happy with the service the firm offered you mightcome to regret opting for an a cheaper lawyer. Remember to check that the solicitor can also act for Nationwide Building Society. Do use our search tool to find a Old St Mellons conveyancing firm on the Nationwide Building Society member panel, which can often include conveyancing solicitors in Old St Mellons.
How up to date is your database of Old St Mellons solicitors on the Nottingham conveyancing panel? Do Nottingham send you an updated list?
Old St Mellons conveyancing firms themselves provide us confirmation that they are on the Nottingham conveyancing panel as opposed to being supplied with a list from Nottingham directly.
We are close to exchanging contracts on the sale of our property in Old St Mellons and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any local lawyer would know this is not the case. For the life of me I don't know why the purchasers are using a web based conveyancing firm as opposed to a conveyancing solicitor in Old St Mellons. We have lived in Old St Mellons for 4 years we know that this is a non issue. Do we contact our local Authority to seek confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I purchased a terraced Victorian house in Old St Mellons. Conveyancing solicitor acted for me and Lloyds TSB Bank. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Old St Mellons and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing lawyer who carried out the work.
How does conveyancing in Old St Mellons differ for new build properties?
Most buyers of new build premises in Old St Mellons approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is completed. This is because builders in Old St Mellons tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Old St Mellons or who has acted in the same development.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Old St Mellons is where the house is located. What do you suggest?
Flying freeholds in Old St Mellons are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Old St Mellons you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Old St Mellons may decide 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.