We had instructed conveyancers with offices in Bebington on the Clydesdale solicitor approved list. They are now charging me a further fee for dealing with the Clydesdale mortgage. Is this an additional conveyancing fee specified by Clydesdale?
Provided it is contained in their Terms and Conditions or Quote then yes your lawyer is entitled to levy a fee for this. This fee is not dictated by Clydesdale but by your Bebington lawyer. Plenty of firms on the Clydesdale panel will quote an ‘acting for lender’ fee but some practices include it on their overall fee.
I am currently in the process of buying my council flat in Bebington. I have a mortgage agreed with Nationwide. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.
Having digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Bebington solicitor - who is on the Clydesdale conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale 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. You may wish to consider appointing your own Bebington surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
What will a local search reveal about the house my wife and I purchasing in Bebington?
Bebington conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search company for instance PSG The local search is essential in every Bebington conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your property. The search will provide information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
How does the Landlord & Tenant Act 1954 impact my commercial premises in Bebington and how can your lawyers assist?
The 1954 Act affords a safeguard to business lessees, granting the dueness to apply to court for a new lease and remain in occupation at the end of the lease term. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Bebington is one of the hundreds of locations in which the firms we work with are located
I am using a search engine for the words conveyancing in Bebington it shows results of numerous conveyancersin the vicinity. With so much choice what is the best way to find the suitable conveyancer for my move?
The best way of choosing the right conveyancer is through a personal referral, so ask friends and family who have bought a property in Bebington or the respected estate agent or mortgage broker. Charges for conveyancing in Bebington differ, so it's sensible to request a minimum of four fee estimates from varying types of property lawyers. Be sure to seek confirmation that the fees are fixed.
My father purchased his flat in Bebington 7 years ago. He has since got married, divorced and has recently remarried. He now intends to the sell the Bebington property. I think he will simply be need to provide a copy of his marriage certificates to the lawyer but he is anxious it could delay the home move. Should he appoint a property lawyer to update the Land Registry details for the house?
The is no need to bring up to date the register as long as you have the evidence required to demonstrate how the change of name has come about.
Any buyer’s property lawyer will check the title information and request evidence to establish the change of name e.g. marriage certificates.