Just been in touch with my conveyancing lawyer in Thames View who completed the legal work 18 months ago asking for a conveyancing quote based on an identical type of home move (a leasehold residence and a freehold property) of similar values with a mortgage from The Mortgage Works. I am now being charged twice the amount. Am I right to be tempted to shop around for a cheaper online firm of conveyancing solicitor?
The costs illustration is fractionally on the expensive side. Where you are willing to invest time contrasting costs you could decrease the fees slightly by perhaps a hundred pounds. That being said, if you were content with the service the firm offered you maylive to rue opting for an an unknown lawyer. Remember to check that the solicitor can act for The Mortgage Works. Do use our search tool to select a Thames View conveyancing firm on the The Mortgage Works approved list of lawyers, which can often include conveyancing solicitors in Thames View.
When can the exchange of contracts occur in domestic conveyancing in Thames View and am I required to attend the conveyancers branch?
If you are in close proximity to our conveyancing solicitors in Thames View you are welcome to attend to sign contracts. That being said, the lender approved solicitors we recommend provide countrywide coverage for conveyancing and provide as equally detailed and professional a job for you when dealing with you by post or email. The signing of the property agreement is not the important part. A signed contract is just a prerequisite for the firm to address the formalities at the suitable time, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Thames View)to be in the office available at the end of the phone to exchange contracts.
My grandfather passed away six months ago and as sole heir and executor I was left the property in Thames View. The house had a small mortgage left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this possible?
If you plan to re-mortgage then Clydesdale will insist on your using a conveyancer on the Clydesdale 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 Clydesdale 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 Clydesdale mortgage is registered as a charge at the Land Registry.
Can you help - my lawyer advises that lack of right of way insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Thames View?
The appropriate level of lack of right of way indemnity insurance should be dictated by who your lender. It would differ for example between Nationwide Building Society and Leeds Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
We previously chose conveyancers located in Thames View on the Nottingham solicitor approved list. They have just invoiced me a separate amount for handling the Nottingham mortgage. Is this a supplemental conveyancing fee set by Nottingham?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancer may charge a fee for this. The charge is not dictated by Nottingham but by your Thames View property lawyer. Some firms on the Nottingham panel will charge an ‘acting for lender’ fee and others do not.
I have today made my last payment due on my mortgage with Leeds Building Society. I assume I don't need a Thames View solicitor on the Leeds Building Society panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Leeds Building Society 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 Leeds Building Society mortgage from the register. Leeds Building Society, 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 Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
Should our solicitor be raising enquiries concerning flooding during the conveyancing in Thames View.
The risk of flooding is if increasing concern for conveyancers specialising in conveyancing in Thames View. There are those who buy a property in Thames View, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Solicitors are not best placed to impart advice on flood risk, but there are a number of checks that can be undertaken by the buyer or on a buyer’s behalf which will give them a better appreciation of the risks in Thames View. The conventional set of property information forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the vendor to discover whether the premises has ever been flooded. In the event that flooding has previously occurred which is not disclosed by the seller, then a purchaser could issue a compensation claim resulting from an misleading reply. The purchaser’s lawyers will also conduct an environmental search. This will higlight whether there is any known flood risk. If so, more detailed inquiries will need to be conducted.
I decided to have a survey carried out on a house in Thames View ahead of appointing lawyers. I have been told that there is a flying freehold overhang to the house. The surveyor has said that some lenders will refuse to issue a mortgage on such a property.
It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. Should you wish to telephone us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Thames View. Conveyancing may be slightly more expensive based on your lender's requirements.