At long last a loan offer from NatWest for the remortgage of my 2 bedroom flat is due any day now. Are you able to recommend a cheap conveyancing solicitor in Yardley?
This site is not designed to help those in their quest for a cheap conveyancing in Yardley. We can offer you affordable conveyancing but we do not aim to advertise as being the cheapest. Do not be seduced by companies teasing you with low cost conveyancing in Yardley. Optimistically, in going for low cost conveyancing, you will get your money’s worth and at worst it will result in you with a surprising uplift in extras and still not end up with the service required.
Finally the sale completed on my house in Yardley last December yet the purchaser is telephoning every few hours to moan that her solicitor is waiting to hear from mine. What should have happened following completion?
Following your house sale your lawyer should deliver the transfer deeds and all supplemental paperwork to the purchaser's solicitors. If applicable, your conveyancer must also evidence that the legal charge in favour of the lender has been paid off to the purchasers solicitors. There are no post completion formalities peculiar conveyancing in Yardley.
I have been advised by my solicitor that missing deeds insurance is required on my purchase. What is the level of cover for Yardley conveyancing?
The right level of missing deeds indemnity insurance depends on who your lender is. It would differ for example between Barclays and The Mortgage Works. Conveyancing lawyers as opposed to borrowers take out such policies.
I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Yardley lawyer on the HSBC panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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 HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Yardley building society branch on numerous occasions and was told it does not affect the mortgage offer and they would lend. My Yardley conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend based on their specific requirements. I simply don't know who is right.
Provided that the lawyer is on the bank panel, they must comply with the Council of Mortgage Lenders’ Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am buying a new build house in Yardley benefiting from help to buy. The builders would not reduce the amount so I negotiated £7000 of additionals instead. The property agent suggested that I not reveal to my solicitor about the extras as it would jeopardize my loan with the bank. Do I keep my lawyer in the dark?.
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.
I am thinking of appointing a conveyancing practitioner in Yardley for my house move. Is there any facility to check a solicitor's complaints history with the legal regulator?
Anyone may see published Solicitor Regulator Association (SRA) determinations stemming from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The regulator could monitor call for training purposes.
I need to review estimates for conveyancing in Yardley from various conveyancer and decide on one. Am I right to get them to hold tight until I a suitable flat to buy.
You should only request your conveyancing practitioner to start work and order searches after the offer has been accepted on the property especially as Yardley conveyancing searches are costly.