Finally, a mortgage offer from HSBC for the remortgage of my 3 room apartment is due any day now. Could you put forward a cheap conveyancing law firm in Stone Cross?
This site is not designed to aid those in pursuit of cut-price fees for conveyancing solicitors in Stone Cross. Our goal is to offer affordable conveyancing but we do not aim to advertise as being the cheapest. Resist the temptation to appoint brokers offering the bait of £100 conveyancing in Stone Cross. At best, in choosing a lawyer for low cost conveyancing, you will get your money’s worth and at worst it will result in you invoiced for additional fees and still not end up with the service required.
At what point does exchange of contracts take place for purchase conveyancing in Stone Cross and am I required to attend the lawyers office?
Where you are round the corner to our conveyancing solicitors in Stone Cross you are welcome to attend to sign contracts. However, the firms we recommend offer a nationwide conveyancing service and give just as diligent and professional a job for you when dealing with you digitally. The signing of the property agreement is not the point of no return. A signed contract is just a prerequisite for the conveyancer to exchange contracts when the time is right, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Stone Cross)to be in the office at the appropriate time.
My grandfather passed away last year and as sole heir and executor I was left the house in Stone Cross. The house had a relatively small loan remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Coventry BS, pay off the mortgage. Is this possible?
Given you plan to refinance then Coventry BS will require that you use a conveyancer on the Coventry BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Coventry BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Coventry BS mortgage is registered as a charge at the Land Registry.
I have been told by my conveyancer that chancel insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Stone Cross?
The right level of chancel indemnity insurance should be dictated by who who your lender is. It would differ for example between Santander and Barnsley Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.
We have agreed to purchase a house in Stone Cross. An unusual aspect is that the roof has a solar panel. Bank of Ireland have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Bank of Ireland your lawyer must check the conveyancing requirements set out in Part 2 of UK Finance Lenders’ Handbook for Bank of Ireland. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Bank of Ireland where a lease fails to comply with these provisions. The specifications relate to the installation of panels on properties countrywide and is not restricted to Stone Cross.
I am selling my house. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Yorkshire BS are being difficult. The Stone Cross solicitor who is on the Yorkshire BS conveyancing panel is recommending indemnity insurance as a solution but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I bought my flat on 7 September and the transaction details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Stone Cross advises it should be formalised in a couple of weeks. Are transfers in Stone Cross particularly slow to register?
As far as conveyancing in Stone Cross is concerned, registration is no quicker or slower than the rest of the country. Rather than based on location, timescales can differ depending on who lodges the application, whether it is in order and if the Land registry must send notices to any third persons or bodies. At present in the region of 80% of such applications are fully dealt with in less than three weeks but some can be subject to longer delays. Historically registration is effected after the purchaser is living at the property thus 'speed' is not usually primary concern yet where it is urgent that the the registration takes place urgently then you or your solicitor can communicate with the Registry to express the reasoning for an expedited registration.
How does conveyancing in Stone Cross differ for newly converted properties?
Most buyers of new build residence in Stone Cross contact us having been asked by the builder to sign contracts and commit to the purchase even before the house is constructed. This is because house builders in Stone Cross typically purchase the site, 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 property lawyers 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 accustomed to new build conveyancing in Stone Cross or who has acted in the same development.