I'm in the process of porting my current residential home loan to a BTL Nationwide Building Society mortgage. The bank has said that I require a solicitor as part of the process. I got in contact with my previous Battle conveyancing solicitor who dealt with the legals when I previously purchased the premises. The quote they've given of £450 plus VAT is surprising as I am not require purchase conveyancing - it’s just a straightforward remortgage.
The quote is slightly on the steep side. If you are content to spend time contrasting charges you might trim some of the cost by perhaps a hundred pounds. On the other hand, if you were happy with the legal work the firm gave you mightlive to regret opting for an an untested solicitor. Don't forget to check that the firm can represent Nationwide Building Society. Do use our search tool to choose a Battle conveyancing firm on the Nationwide Building Society member panel, which can often include conveyancing solicitors in Battle.
Have just purchased a repossessed house at auction in Battle. Conveyancing is needed. What are my next steps?
Given that you are now legally bound yourself to purchase you will need to retain a conveyancing solicitor as a matter of priority as you will have a tight deadline in which to complete the deal. Every auction property will ordinarily have an associated legal set of papers. This will include most,if not all of the documents that your solicitor requires. Where you are dealing with leasehold property the legal pack may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to leasehold premises. You should pass this on to your appointed conveyancing solicitor ASAP. You also need to ensure that that you have the requisite funding in order to complete the transaction on the set completion date.
My husband and I are in the process of looking at flats in Battle and I am now considering a potential offer. Should I already have a property lawyer appointed at this stage? I will be getting a mortgage with Santander.
You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. Given that you are obtaining a mortgage with Santander, ask your prospective lawyers if they are on the Santander conveyancing panel otherwise they can't do the mortgage legal work.
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Battle solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative 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 property lawyer 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 Battle postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Battle.
It has been five months following my purchase conveyancing in Battle took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I have been on the look out for a ground for flat up to £305k and identified one near me in Battle I like with amenity areas and transport links nearby, however it's only got 51 years on the lease. There is not much else in Battle in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you need a home loan the shortness of the lease may be a potential deal breaker. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
My husband and I are FTB’s - had an offer accepted, but the property agent informed us that the seller will only issue a contract if we instruct the agent's chosen conveyancers as they are insisting on an ‘expedited deal’. We would rather use a family solicitor who is familiar with conveyancing in Battle
It is improbable the vendors are behind this. If they desire ‘a quick sale', alienating a serious buyer is is going to put the whole deal at risk. Contact the owners directly and make sure they understand (a)you are keen to buy (b)you are ready to progress, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)however you are going to instruct your own,trusted Battle conveyancing lawyers - as opposed tothe ones that will earn the estate agent a referral fee or achieve conveyancing figures demanded by head office.