We were about to retain a conveyancing solicitor in Pangbourne endorsed on your site but stumbled across some other fee calculations on the internet seem cheaper – why is this?
There are numerous websites promoting so-called £99 conveyancing, but additionalfees result in the completion invoice being inflated. According to the Legal Ombudsman fees set out in terms of engagement should be fair and reasonable raised The solicitors that we list for conveyancing in Pangbourne genuinely set out all costs for the property you plan tobuy.
Our lawyer has identified a a problem with the lease for the apartment we are buying in Pangbourne. The seller’s lawyers have offered defective title insurance as a workaround. We are content with insurance and will cover the costs. Our conveyancer says that he must check that the bank is happy with this solution. Who is the client here, us or the lender?
Notwithstanding that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook requirements. You and the bank are the client. These conveyancing instructions must be adhered to.
I'm at the point of viewing apartments in Pangbourne and I am about to put in an offer. Should I already have a conveyancing practitioner in place at this stage? I will be getting a mortgage with Lloyds.
It would be prudent to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. Given that you are taking out a mortgage with Lloyds, make sure you remember to check that your lawyer is on the Lloyds conveyancing panel.
I have a mortgage with Santander for my property in Pangbourne. Conveyancing was finalised some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Santander?
Your original mortgage agreement with Santander will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Santander’s mortgage conditions. It may be that Santander will permit you to let 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 Santander directly. It should not be necessary to do this via a Santander conveyancing panel solicitor.
Intending to buy a house in Pangbourne. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Pangbourne lawyer is on the Lloyds conveyancing panel.
What will a local search reveal concerning the property I am purchasing in Pangbourne?
Pangbourne conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search organisations for instance Searchflow The local search plays a central role in most Pangbourne conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your property. The search should supply data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.
Me and my brother have a 4 bedroom Victorian property in Pangbourne. Conveyancing practitioner acted for me and Yorkshire Building Society. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register as there may be 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 Pangbourne 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 mortgage companies. You can also enquire as to the position with the conveyancing solicitor who completed the work.
Due to the input of my in-laws I had a survey completed on a property in Pangbourne in advance of retaining conveyancers. I have been informed that there is a flying freehold overhang to the house. My surveyor has said that some lenders may refuse to issue a mortgage on a flying freehold premises.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Birmingham Midshires. If you contact us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Pangbourne. Conveyancing may be slightly more expensive based on your lender's requirements.