Is there a search tool that I can use to check that the solicitor handling my conveyancing in Amesbury is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Birmingham Midshires thus paying £192.00 in another set of conveyancing invoice.
You should take advantage of the search tool on this site. Please choose the lender and type ‘Amesbury’ or your location and you will be presented with a number of lawyer located in Amesbury or by proximity to you.
We had selected solicitors locally in Amesbury on the Clydesdale solicitor panel. They are now charging me a further sum for handling the Clydesdale mortgage. Is this a supplemental conveyancing fee specified by Clydesdale?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancer is entitled to levy a fee for this. The fee is not set by Clydesdale but by your Amesbury lawyer. Some firms on the Clydesdale panel will charge an ‘acting for lender’ fee and others do not.
How can we know in advance if a Amesbury conveyancing solicitor on the HSBC panel is any good?
When it comes to conveyancing in Amesbury getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer carrying out your conveyancing.
I have a mortgage with Lloyds for my property in Amesbury. Conveyancing was finalised some time 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 Lloyds?
You must advise Lloyds before letting out your property as this is likely to be a breach of Lloyds’s mortgage conditions. In many cases banks or building societies will allow you to rent 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 Lloyds directly. You need not do this via a Lloyds conveyancing panel solicitor.
I have todaydiscovered that Action Conveyancing have closed. They carried out my conveyancing in Amesbury for a purchase of a freehold house 10 months ago. How can I establish that the property is in my name in the name of the previous owner?
The quickest method to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Amesbury conveyancing specialists.
I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Amesbury is the location of the property. Is there any advice you can impart?
Flying freeholds in Amesbury are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Amesbury you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Amesbury may decide 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 premises.
I have been advised by three or four local property agents in Amesbury to find a conveyancer using your seach tool. Is there a financial incentive for Estate Agents to market your lawyers rather than another?
We refuse to offer any financial incentive for pointing buyers and sellers in our direction. We found it would be just too difficult to pay a commission because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.