Why would one use a Whitchurch conveyancing company when web based conveyancers are so much cheaper?
By all means make sure that you contrast conveyancing costs in Whitchurch and you should seek a competitive estimate but don’t waste your energy searching for the cheapest Whitchurch conveyancer. Appointing the right conveyancer can be the difference between a smooth and a distressing move. You need to ensure that you have expert guidance from a trusted conveyancer. Emails can't replace a telephone call and are no substitute for a face to face consultation. Our partner firms will find you a qualified and experienced conveyancing solicitor who can deal with your conveyancing from start to finish, giving the sort of continuity that you will never get with an web based conveyancer. He or She will contact you regularly to update you as to any developments making sure that you are regularly updated. Should it ever be necessary to contact the firm you will be sure who you need to speak to and they will ensure you are in the know.
The Whitchurch conveyancing firm handling our Whitchurch conveyancing has uncovered a difference when comparing the information in the home valuation survey and what is in the conveyancing documents. My lawyer says that he needs to check that the lender is OK with this discrepancy and is content to go ahead. Is my solicitor’s approach appropriate?
Your lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
As someone not used to the Whitchurch conveyancing process what’s your top tip you can impart for the house moving process in Whitchurch
You may not hear this from too many lawyers but conveyancing in Whitchurch and elsewhere in Bristol is often a confrontational process. Put another way, when it comes to conveyancing there is lots of opportunity for confrontation between you and other parties involved in the home moving process. E.g., the seller, estate agent and even potentially a bank. Choosing a solicitor for your conveyancing in Whitchurch an important selection as your conveyancer is your adviser, and is the SOLE person in the process whose responsibility is to look after your legal interests and to protect you.
Sometimes a third party with a vested interest will try and convince you that you should follow their advice. For example, the property agent may claim to be assisting by suggesting your solicitor is slow. Or your financial adviser may tell you to do take action that is contrary to your lawyers advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
Please explain the implications if my lawyer’s firm is expelled from the Clydesdale Conveyancing panel ahead of completing my conveyancing in Whitchurch?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Is it the case that all Whitchurch conveyancing solicitors on the Kent Reliance conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Kent Reliance approved list of solicitors they would need to be overseen by the SRA. Many mortgage companies do allow licenced conveyancers on their panel in which case such firms would be overseen by the Council of Licensed Conveyancers.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Whitchurch conveyancing practitioner on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
Having 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 Whitchurch solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS 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 solicitor 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 Whitchurch postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Whitchurch.
Looking forward to sign contracts shortly on a ground floor flat in Whitchurch. Conveyancing solicitors inform me that they will have a report out to me on Monday. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Whitchurch should include some of the following:
The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. You would want to be sent a copy of the lease It needs to be made clear to you whether the lease permits you to change or improve anything in the flat- you should be made aware as to whether any restrictions applies to all alterations or just structural alteration, and whether consent is mandated necessary Details of the parties to the lease, for example these could be the leaseholder, superior lessor, freeholder The length of the lease term. You should receive guidance as what happens when the lease ends, and informed of the importance of not letting the lease term falling below eighty years
I bought a leasehold flat in Whitchurch, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Whitchurch with an extended lease are worth £180,000. The ground rent is £65 yearly. The lease finishes on 21st October 2079
With 58 years left to run the likely cost is going to range between £21,900 and £25,200 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.