The solicitor who assisted with my previous purchase has sent a quote for £1150 for freehold conveyancing in Wellingborough. I’m selling a modern detached home for £300,000. Is this too much? Is it in excess of the average fee for conveyancing in Wellingborough?
The charges are a bit high. If you are content to invest time contrasting prices you might trim some of the cost by as much as £100 plus VAT. On the other hand, you couldcome to rue choosing an an untested lawyer. Don't forget to ensure the firm can represent your lender. You can employ our search tool to choose a Wellingborough conveyancing company on the banks approved list of lawyers which can often include conveyancing solicitors in Wellingborough.
Our nephew is in the process of securing a house that has just been built in Wellingborough with a mortgage from Lloyds. His conveyancer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The form is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Lloyds conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Lloyds conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
My uncle passed away last year and as sole heir and executor I was left the house in Wellingborough. The house had a relatively small loan remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Co-operative, pay off the mortgage. Is this allowed?
If you plan to re-mortgage then Co-operative will require that you use a conveyancer on the Co-operative 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 Co-operative 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 Co-operative mortgage is registered as a charge at the Land Registry.
We are buying a apartment in Wellingborough. It might be a silly question but how we can trust a lawyer? On completion day we have to deposit funds into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We previously appointed conveyancers locally in Wellingborough on the RBS solicitor panel. They are now charging me an additional sum for dealing with the RBS mortgage. Is this an additional conveyancing fee set by RBS?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your conveyancing practitioner may charge a fee for this. The charge is not dictated by RBS but by your Wellingborough property lawyer. Plenty of firms on the RBS panel will levy ’dealing with mortgage’ fee but some practices include it on their overall fee.
We have agreed to purchase a house in Wellingborough. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Coventry BS be concerned?
Given that your lender is Coventry BS your lawyer must check the conveyancing requirements outlined in Section two of UK Finance Lenders’ Handbook for Coventry BS. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Coventry BS where a lease does not meet these requirements. The specifications relate to the installation of panels on properties nationwide and is not restricted to Wellingborough.
I am looking for a leasehold apartment up to £305k and identified one close by in Wellingborough I like with open areas and transport links nearby, the downside is that it's only got 61 years unexpired on the lease. There is not much else in Wellingborough suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you require a home loan the remaining unexpired lease term may be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of twenty four months you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer about this.
What can I do to determine who is the owner of a property in Wellingborough?
As long as the premises is recorded at HMLR, and you have sufficient specifics of the location of the property, you will be able to view results from the HM Land Registry of the registered owner for a a minimal charge.