IfI was to buy a straightforward homein Shinfield for cash and have no survey and no conveyancing searches how much could I expect to have to pay for conveyancing in Shinfield?
Any savings you would achieve would be limited to the disbursement for searches. Your lawyer still got to do everything else - money laundering, liaising with your vendors conveyancer, stamp duty return, register the title etc. A marginal saving might be made by not needing to register a charge but it won't be meaningful.
Are the BSA planning on creating a searchable register to to identify solicitors on the Earl Shilton BS conveyancing panel for instance in Shinfield?
We have not been informed any intention on the part of the BSA to promote such a tool.
We had appointed conveyancers locally in Shinfield on the HSBC solicitor panel. They are now charging me a further sum for dealing with the HSBC mortgage. Is this an additional conveyancing fee set by HSBC?
Provided it is contained in their Terms of Engagement or Quote then yes your property lawyer may levy a fee for this. The charge is not dictated by HSBC but by your Shinfield conveyancing practitioner. Plenty of firms on the HSBC panel will charge an ‘acting for lender’ fee but many firms incorporate it on their overall fee.
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Shinfield conveyancing practitioner on the Nottingham panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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 Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
Bank of Ireland have agreed my mortgage in principle, my bid on a property in Shinfield has been agreed to, now what?
The estate agent will wish to be advised as to your solicitor's details (make sure the conveyancers are on the lender’s panel). Call up Bank of Ireland or your broker and finish off any appropriate documentation. Bank of Ireland will instruct a valuer who will get in touch with the selling agent or seller to arrange an appointment. Once carried out (assuming no problems) it takes on average ten days to get a mortgage offer. Bank of Ireland will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Shinfield.
Do I need to take out insurance to protect me from financial exposure to chancel repairs when acquiring a house in Shinfield?
Unless a prior acquisition of the house took place post 12 October 2013 you can assume that conveyancing practitioners handling conveyancing in Shinfield to continue to recommend a chancel search and or insurance against a claim.
The deeds to my house can not be found. The conveyancers who conducted the conveyancing in Shinfield 4 years ago no longer exist. What are my next steps?
You no longer need to have the physical original deeds to establish that you are the owner of your registered land or premises, given that the Land Registry have everything they need in a digital format.
Me and my fiance have just had an offer accepted on a property and had an appointment on Monday with Nationwide for the mortgage. They warned me that when it comes to appointing a solicitor that if they are not on their approved panel of solicitors then we will have to pay out a further fee of about two hundred pounds. This is because they would then have to appoint a solicitor to act on their behalf as well as the one we choose to act for ourselves and we are liable for their invoice. I have asked Nationwide to provide me with a list so I can request estimates only from their approved conveyancers but was told they dont have such a list to hand over. Is there a list online?
You can enquire of Nationwide what their criteria for panel membership is for a solicitor.Then ask the conveyancing practitioner of your choice whether they meet the criteria and have they acted on loans for Nationwide previously. If the answer to those is yes, then just double check with Nationwide. Another option is to make use of our search facility and we should be able to locate a conveyancing practitioner in Shinfield on the approved list for Nationwide.