We hired a local firm for my conveyancing in Preston last week. Reviewing the terms of engagement it is apparent thatwe are responsible for charges even if the sale doesn't happen. Should I ditch them and appoint an on-line lawyer who offer no move no charge conveyancing in Preston?
Generally there is a concession along the lines that if "No Completion No Fee" is available then the conveyancing charges will tend to be be uplifted to cover the conveyances that fail to complete. Dont forget that these schemes rarely protect you from disbursements for instance Preston conveyancing search charges.
My bank has recommended a law firm on their panel based in Preston but I would rather instruct a conveyancing lawyer in Preston or nearer to where I live. Can you help?
Not all Preston conveyancing practitioners are on all banks conveyancing panel. Do make use of the above search tool to choose a Preston conveyancing firm on the on the lender panel.
When it comes to mortgage companies such as Coventry BS, do Preston property lawyers incur an annual charge to be on the conveyancing panel?
We are unaware of any mortgage company fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
The mortgage over my property is with Clydesdale for my property in Preston. Conveyancing has been completed a year ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Clydesdale?
Clydesdale must be informed of your intention in advance of renting your property as this is likely to be a breach of Clydesdale’s mortgage conditions. It may be that Clydesdale 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 Clydesdale directly. It should not be necessary to do this via a Clydesdale conveyancing panel lawyer.
After weeks of negotiation I have agreed a price on a house in Preston. My financial adviser pressured me to appoint their conveyancing practitioner. I paid an on account payment of £150. Soon after, the conveyancing practitioner contacted me to say that they were not on the Nottingham 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 Nottingham 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.
Me and my brother have a 4 bedroom Edwardian house in Preston. Conveyancing solicitor acted for me and Yorkshire Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold under the exact same address. I thought I was buying a freehold how can I check?
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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Preston and other locations in 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 check the position with the conveyancing practitioner who conducted the conveyancing.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Preston is where the house is located. Is there any guidance you can give?
Flying freeholds in Preston are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Preston you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Preston may ascertain 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.
I happen to be an executor of my recently deceased parent's Will, with a house in Preston which will be sold. The bungalow has never been registered at the Land Registry and I'm advised that many EAs will insist that it is in place before they'll proceed. What's the procedure for this?
In the circumstances you refer to it seems sensible to apply 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 certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.