Finally, a mortgage agreement from HSBC for the refinancing of my 3 room flat is expected imminently. Are you able to recommend a low cost conveyancing practitioner in Ware?
You have come to the wrong place to search for the cheapest conveyancing in Ware. Our aim is to provide cost effective conveyancing but we do not aim to work with the cheapest lawyers. Resist the temptation to appoint brokers seducing you with low cost conveyancing in Ware. At best, in choosing a lawyer for cheap conveyancing, you will receive what you pay for and at worst you will end up being stung for additional fees and still not receive the service required.
My wife and I are purchasing a newly built apartment in Ware and my solicitor is telling me that she is duty bound to the bank to reveal incentives from the developer. The Estate Agents are hassling me to exchange contracts and I have no desire to prolong the conveyancing. Is my lawyer right?
You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
The Ware conveyancing lawyers that just started acting on my house acquisition in Ware have without warning shut down. They were on acting for me because I had to have a firm on the Lloyds conveyancing panel and my previous Ware lawyer was not. I paid them 275 plus VAT in advance. What should be my next steps?
If you have an estate agent involved then let them know immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Lloyds conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.
Me and my brother have a semi-detached Georgian house in Ware. Conveyancing lawyer acted for me and Lloyds TSB Bank. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, the second leasehold with the exact same address. Is it worth asking Lloyds TSB Bank to clarify?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ware and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with the conveyancing practitioner who conducted the purchase.
How does conveyancing in Ware differ for new build properties?
Most buyers of new build residence in Ware approach us having been asked by the builder to sign contracts and commit to the purchase even before the property is built. This is because house builders in Ware usually buy the land, 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 conveyancers 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 Ware or who has acted in the same development.
I opted to have a survey done on a house in Ware in advance of appointing conveyancers. I have been told that there is a flying freehold element to the property. The surveyor advised that some mortgage companies tend not issue a mortgage on this type of premises.
It varies from the lender to lender. HSBC has different instructions from Birmingham Midshires. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ware. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ware to see if the conveyancing will be more expensive.