I hired a local firm for our conveyancing in Benfleet yesterday. Going through the official terms of business it is apparent thatwe are liable for fees even if the movedoes not happen. Should I ditch them and select an internet lawyer promising no-sale-no-fee conveyancing in Benfleet?
It is usually ‘give and take’ in that if "No Sale No Fee" is offered then the fee levels will generally be uplifted to offset the cases that fail to complete. Also remember that these promotions tend not to cover expenditure such your Benfleet conveyancing search fees.
Forgive me if this question is silly but I am unseasoned as a 1st time purchaser of a garden flat in Benfleet. Do I collect the keys to the house on the completion date from my lawyer? If this is the case, I will instruct a High Street conveyancing solicitor in Benfleet?
On the day of completion you will not be required to go to the conveyancers office in Benfleet. Conveyancing lawyers for you will electronically transfer the purchase money to the owner’s solicitors, and shortly after the monies have arrived, you should be invited to pick up the keys from the property Agents and start moving into the property. This tends to happen early afternoon.
I have paid off my mortgage with Virgin Money. I assume I don't need a Benfleet conveyancing practitioner on the Virgin Money panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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 Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
I am currently in the process of buying my council flat in Benfleet. I have a mortgage agreed with Bank of Ireland. 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 Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.
Should commercial conveyancing searches reveal impending roadworks that may affect a commercial site in Benfleet?
Its becoming the norm that commercial conveyancing solicitors in Benfleet will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Benfleet. The search result provides definitive information 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 Benfleet.
For every commercial conveyancing transaction in Benfleet it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Benfleet commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Benfleet.
I have a renovated Victorian house in Benfleet. Conveyancing lawyer represented me and Halifax. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold under the exact same address. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Benfleet and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with the conveyancing solicitor who conducted the conveyancing.
I am 3 weeks into a freehold purchase having been referred to conveyancers by the selling agent to perform conveyancing in Benfleet. We are not happy. Could you you assist me in finding new conveyancers?
They would have to be very poor to suggest changing them. Has your mortgage offer been issued? In the event that it has you need to inform them of the new contact details and ensure the loan are re-sent. Your conveyancer needs to be on the mortgage company approved list to avoid supplemental charges and complications. So that should be your starting point. The search tool can help you find a bank approved solicitor for your home move in Benfleet