We hired a local lawyer for my conveyancing in Romney recently. After carefully reading the Terms I seewe are responsible for charges even if our purchase doesn't happen. Should I ditch them and use an on-line conveyancing brokerage who offer no move no charge conveyancing in Romney?
Generally there is a compromise along the lines that if "No Sale No Fee" is offered then the conveyancing charges will generally be higher to counteract the cases that do not go ahead. Also remember that these deals rarely cover outlay for instance Romney conveyancing search expenses.
I am considering applying for a Lloyds mortgage for purchase of a new build (under development) in Romney with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Lloyds ?
In theory, you could use a solicitor that is not on the Lloyds conveyancing panel, but Lloyds would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
My bid for a property was accepted at auction in Romney. Conveyancing is needed. What are my next steps?
Having exchanged you should choose a conveyancing solicitor as a matter of priority as you are facing a pending a fixed date to complete the purchase. An auction property will ordinarily have an associated auction pack. This will likely include the copy title deeds, local authority and drainage searches. In the case of leasehold property the conveyancing pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to a leasehold property. You should hand this to your appointed conveyancing solicitor as soon as possible. Do make sure that that you have the requisite funding organised to complete on the on the contractual date .
I have been advised by my conveyancer that lack of right of way insurance is necessary on my purchase. What is the level of cover for Romney conveyancing?
The right level of lack of right of way indemnity insurance depends on your lender. It would differ for example between Birmingham Midshires and Coventry Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.
I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Romney lawyer on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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 Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
I need some expedited conveyancing in Romney as I have an ultimatum to complete inside 3 weeks. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save money and time?
As you are not taking a home loan you have the choice not to have searches conducted although no solicitor would recommend that you don't. Drawing on our experience of conveyancing in Romney the following are examples of what can be revealed and therefore affect future mortgageability: Refused Planning Applications, Outstanding Fees, Overdue Grants, Unadopted Roads,...
The deeds to our house can not be found. The lawyers who dealt with the conveyancing in Romney 5 years ago have long since closed. Will I be able to sell the house?
You no longer need to have the physical deeds to establish that you are the owner of your registered land or property, given that the Land Registry have everything they need in a digital format.
How does conveyancing in Romney differ for newly converted properties?
Most buyers of new build or newly converted property in Romney approach us having been asked by the seller to sign contracts and commit to the purchase even before the house is finished. This is because house builders in Romney typically acquire the real estate, 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 Romney or who has acted in the same development.