We had selected conveyancing lawyers locally in Boston on the HSBC solicitor panel. They are now charging me an additional fee for handling the HSBC mortgage. Is this an additional conveyancing fee set by HSBC?
Provided it is contained in their Terms and Conditions or Quote then yes your lawyer may charge a fee for this. This charge is not set by HSBC but by your Boston solicitor. Plenty of firms on the HSBC panel will quote an ‘acting for lender’ fee and others do not.
I have decided to exercise my right to buy my property in Boston off the council. I have a mortgage agreed with Leeds Building Society. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 Leeds Building Society, you will need to appoint a solicitor on the Leeds Building Society conveyancing panel.
I recently had an offer accepted on an apartment in Boston. My financial adviser recommended their conveyancers. I paid an upfront payment of £175. Shortly after, the lawyer contacted me embarrassingly acknowledging that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
A colleague suggested that if I am buying in Boston I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally included in the estimate for your Boston conveyancing searches. It is a large report of more than thirty pages, listing and detailing significant information about Boston around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Boston Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful information about Boston.
The deeds to my home can not be found. The lawyers who handled the conveyancing in Boston 10 years ago have long since closed. Will I be able to sell the house?
Assuming the title is registered the details of your proprietorship will be retained by HMLR under a Title Number. It is easy to conduct a search at the Land Registry, locate your property and get up to date copies of the Registered Entries for less than a fiver. Where the title is Leasehold then the Land Registry will also normally hold a file duplicate of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
I'm refinancing my current home to a buy to let loan with Clydesdale and intend to use the remaining equity as a down payment on a second house. The location we are looking at is Boston. Will your conveyancers be able to act for the two lenders and tie in the transactions?
Do use our comparison tool on this page to ensure that the conveyancers are on the relevant lender panels. On the basis that they are the solicitor should be able to connect the two transactions but you should have a chat with you conveyancer and make apparent your expectations and requirements.
What can I do to find out who is the owner of a property in Boston?
As long as the property is registered with HM Land Registry, and you have enough specifics of the location of the property, you should be able to obtain details from the the Land Registry of the registered proprietor for a fee.