Do I need to have a meeting at the offices of the solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Vauxhall so that I can pop in to their offices if required.
Whereas this was necessary 15 years ago, almost all mortgage companies no longer require their conveyancing panel lawyer to witness the mortgagors signature. It will still be necessary for you to hand over ID documents and there are still manifest benefits to instructing a local ayer, in your situation a conveyancing solicitor in Vauxhall.
Is it the case that all Vauxhall CQS (Conveyancing Quality Scheme) solicitors are on the UBS conveyancing list of approved solicitors?
A selection of banks and building societies now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
I have today made my last payment due on my mortgage with Kent Reliance. I assume I don't need a Vauxhall conveyancing practitioner on the Kent Reliance panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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 Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Vauxhall solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Vauxhall postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in Vauxhall.
The deeds to my property can not be found. The conveyancers who did the conveyancing in Vauxhall 5 years ago no longer exist. Will I be able to sell the house?
Assuming the title is registered the information relating to your ownership will be recorded by HMLR under a Title Number. It is easy to conduct a search at the Land Registry, find your house and order current copies of the property title for less than a fiver. Where the title is Leasehold then the Land Registry will in most cases retain a file duplicate of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
Over the last few months I have been searching for a ground for flat up to £195,000 and found one near me in Vauxhall I like with open areas and railway links in the vicinity, however it's only got 52 remaining years left on the lease. I can't really find anything else in Vauxhall suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you need a mortgage the remaining unexpired lease term may be problematic. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of 2 years you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.
How easy is it to transfer to a new conveyancer as I need to instruct a firm on the Halifax conveyancing panel. I instructed a family conveyancing solicitor in Vauxhall five minutes from me but she is not approved by Halifax
It would be our pleasure to assist you find a conveyancing solicitor in Vauxhall on the Halifax panel. Please note that the solicitors that we on the directory do not pay us a referral fee if you instruct them and are registered with the Solicitors Regulation Authority who regulate all conveyancing solicitors in Vauxhall. Using the find a conveyancing solicitor tool on this website, you can contrast charges for conveyancing solicitors in Vauxhall and beyond.
We're FTB’s - had an offer accepted, but the property agent informed us that the owners will only proceed if we use their preferred solicitors as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a family conveyancer with experience of conveyancing in Vauxhall
It is improbable the owners are driving this. If they desire ‘a quick sale', alienating a genuine purchaser is is going to put the whole deal at risk. Try to communicate with the sellers directly and make the point that (a)you are genuine purchasers (b)you are excited to move forward, with finances in place © you do not need to sell (d) you wish to move quickly (e)however you are going to appoint your own,trusted Vauxhall conveyancing lawyers - not the ones that will provide their negotiator at the agency a introducer fee or hit his conveyancing figures set by head office.