Recently been in touch with my conveyancing lawyer in Aughton who conducted the legals two years ago and wanted a conveyancing quote based on an identical type of home move (a leasehold residence and a freehold property) of almost identical values with a mortgage from TSB. It looks as though am now being quoted twice the amount. Better the devil I know or do I seek out a cheaper internet conveyancer?
The estimate does seem a tad on the high side. Where you are happy to expend time comparing quotes you might reduce the fees slightly by as much as £125. That being said, assuming were satisfied with the service the firm offered you couldlive to regret opting for an a cheaper conveyancer. Remember to enquire that the solicitor can also act for TSB. You can use our search tool to choose a Aughton conveyancing firm on the TSB approved list of lawyers, which can often include conveyancing solicitors in Aughton.
My conveyancer has discovered a a problem with the lease for the flat we are buying in Aughton. The seller’s lawyers have offered title insurance as a workaround. We are content with insurance and will cover the costs. Our conveyancer says that he must ensure that the lender is happy with this solution. Are we the client or is the lender?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.
This question may be naive but I am new to the process as FTB of a ground floor flat in Aughton. Do I pick up the keys to the premises on completion from my solicitor? If so, I will appoint a local conveyancing solicitor in Aughton?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the seller's lawyers, and shortly after the monies have arrived, you should be called to receive the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.
I have today made my last payment due on my mortgage with TSB. I assume I don't need a Aughton conveyancing practitioner on the TSB panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your TSB 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 TSB mortgage from the register. TSB, 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 TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
I am selling my flat. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Leeds Building Society are being problematic. The Aughton solicitor who is on the Leeds Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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.
Should commercial conveyancing searches reveal impending roadworks that may impact a commercial premises in Aughton?
Many commercial conveyancing solicitors in Aughton will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Aughton. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Aughton.
For every commercial conveyancing transaction in Aughton it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can cause delays to Aughton commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Aughton.
Due to the input of my in-laws I had a survey completed on a property in Aughton in advance of appointing lawyers. I have been informed that there is a flying freehold element to the house. The surveyor has said that some banks tend not issue a loan on a flying freehold premises.
It varies from the lender to lender. Bank of Scotland has different requirements from Halifax. Should you wish to call us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Aughton. Conveyancing will be smoother if you use a solicitor in Aughton especially if they are accustomed to such properties in Aughton.