Recently contacted my conveyancing solicitor in Brighouse and Rastrick who completed the legal work 18 months ago requesting a conveyancing quote based on an identical type of house sale & purchase (a leasehold property and a freehold property) of almost identical values with a mortgage from Lloyds TSB Bank. I am now being charged double. Should I look for a cheaper online firm of conveyancing solicitor?
The estimate does seem a little overpriced. If you you were to look around you may be able to get the conveyancing a bit cheaper by say a hundred pounds. On the other hand, assuming were pleased with the legal work the firm provided you mightlive to regret opting for an a cheaper lawyer. If is important to check that the solicitor can act for Lloyds TSB Bank. Do employ our search tool to find a Brighouse and Rastrick conveyancing firm on the Lloyds TSB Bank conveyancing panel, which can often include conveyancing solicitors in Brighouse and Rastrick.
My fiance and I swapping mortgage lender for our apartment in Brighouse and Rastrick with Nationwide. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose any adults other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the flat is forfeited by the lender. I have two questions (1) Is this form unique to the Nationwide conveyancing panel as he never had to sign this form when we bought 3 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
First, rest assured that your Nationwide conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Nationwide. This is solely used to protect Nationwide if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Nationwide had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
Completed the sale of my flat in Brighouse and Rastrick last July but my buyer keeps e-mailing every few hours to say her solicitor needs to hear from mine. What are the post completion sale formalities now that I have sold?
Following your sale your conveyancer is obliged to forward the transfer documentation and all of the paperwork to the purchaser's conveyancer. If applicable, your lawyer must also confirm that the home loan has been redeemed to the buyers conveyancers. There are no post completion tasks just for conveyancing in Brighouse and Rastrick.
I just acquired a house at auction in Brighouse and Rastrick. Conveyancing is required. What happens now?
Having exchanged you must retain a conveyancing lawyer quickly as you are facing a tight a fixed date to complete the conveyancing. Every auction property should have a bespoke auction set of papers. This will include evidence of title and search results. Where you are dealing with leasehold premises the conveyancing papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to leasehold premises. You must pass this on to your appointed conveyancing solicitor as soon as possible. Do make sure that your finances are in order to complete the transaction on the set completion date.
I currently have a mortgage with Barclays for my property in Brighouse and Rastrick. Conveyancing was finalised a year ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Barclays?
You must advise Barclays before letting out your property as this is likely to be a breach of Barclays’s mortgage conditions. It may be that Barclays will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. It should not be necessary to do this via a Barclays conveyancing panel solicitor.
I am due to exchange contracts on my house. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nottingham are being pedantic. The Brighouse and Rastrick solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are requiring a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Am I best advised to go with a Brighouse and Rastrick conveyancing lawyer who is local to the property I am hoping to buy? I have an old university friend who can execute the legal formalities but they are based over three hundred kilometers drive away.
The benefit of a local Brighouse and Rastrick conveyancing firm is that you can attend the office to execute documents, hand in your identification documents and pester them where appropriate. They will also have local intelligence which is a bonus. That being said it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and they were content that should trump using an unfamiliar Brighouse and Rastrick conveyancing lawyer just because they are Brighouse and Rastrick based.