My previous conveyancer has given a fee calculation of £995 for fixed fee conveyancing in West Wickham. I’m selling a purpose built detached home for £250,000. This sounds expensive. Is it above what I should be paying for conveyancing in West Wickham?
The charges are a bit high. Where you are willing to spend time comparing costs you may be able to decrease the fees marginally by say £125. On the other hand, you mightcome to rue opting for an an untested conveyancer. Remember to check the solicitor can act for your mortgage company. Do use our comparison tool to choose a West Wickham conveyancing company on the banks conveyancing panel which can often include conveyancing solicitors in West Wickham.
Why is leasehold purchase conveyancing in West Wickham is more expensive?
West Wickham leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving relevant notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
I am the sole beneficiary of my late father’s will with all property in now in my sole name, including the house in West Wickham. The West Wickham property was put into my name in April. I plan to dispose of the house. I do know about the CML six month 'rule', meaning my property ownership will be regarded the same way as though I had purchased the property in April. Will no one buy the property for half a year?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. How sensible a view banks take of it, depend on the mortgage company as this clause is principally there to identify subsales or the flipping of property.
I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a West Wickham conveyancer on the Nationwide panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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 Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
I was told three weeks ago that my mortgage has been agreed to by UBS. Is it usual for UBS to only issue the offer once my solicitor in West Wickham is approved on their conveyancing panel? UBS have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I am close to exchanging contracts on the sale of our property in West Wickham and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A high street West Wickham lawyer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a web based conveyancing practice rather than a conveyancing solicitor in West Wickham. Having lived in West Wickham for three years we know that this is a non issue. Should we get in touch with our local Authority to seek confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I am purchasing a new build house in West Wickham with the aid of help to buy. The developers would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not disclose to my lawyer about this side-deal as it will put at risk my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a quick, no chain conveyancing. West Wickham is where the house is located. What do you suggest?
Flying freeholds in West Wickham are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside West Wickham you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Wickham may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.