AssumingI were to acquire a straightforward homein St Werburghs mortgage fee and dispense with a survey and no local authority searches how much should I expect to to save on my conveyancing in St Werburghs?
Any savings you would achieve would be limited to the disbursement for searches. The solicitor is required to do the vast majority of work - money laundering, correspond with the vendors lawyer, SDLT return, register the property etc. A slight saving might be made by not having to register a charge but it will not be significant.
Can you clarify what the consequences are if my lawyer’s firm is expelled from the Coventry BS Conveyancing panel ahead of completing my conveyancing in St Werburghs?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Me and my brother have a terraced Edwardian house in St Werburghs. Conveyancing lawyer acted for me and Barclays Direct. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold with the matching property. I'd like to know for sure, how can I find out??
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 St Werburghs and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with your conveyancing practitioner who conducted the purchase.
I am buying a new build flat in St Werburghs. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in St Werburghs
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The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please confirm the Lease plans are surveyor prepared.
Are there any apps to assist me to locate a St Werburghs solicitor on the Accord Mortgages Ltd conveyancing panel? I drive a motor bike and am prepared to travel upto 10miles to meet the solicitor.
You can use the tool on this website. Please pick a mortgage company and your location and you will see a number of St Werburghs conveyancing lawyers located nearest you. We have listed some St Werburghs conveyancing firms towards the end of this page and you can telephone them to see whether they are on the Accord Mortgages Ltd panel
I have been recommended a conveyancing solicitor in St Werburghs. I need to find out if they are listed on the lender's approved list of lawyers. Could you or the lender confirm if they are on the panel?
You should phone the solicitor and ask them if they are on the lender's panel. If that does not help get in touch with us and we can investigate and revert. If they are not on the bank panel we we can help find a reputable conveyancing solicitor in St Werburghs on the panel for your mortgage company.