We previously chose conveyancing lawyers based in Broadclyst on the RBS solicitor panel. They are now charging me a separate fee for handling the RBS mortgage. Is this an additional conveyancing fee specified by RBS?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your conveyancing practitioner is entitled to charge a fee for this. The charge is not dictated by RBS but by your Broadclyst lawyer. Plenty of firms on the RBS panel will quote an ‘acting for lender’ fee and others do not.
I'm in the throws of viewing houses in Broadclyst and I am now considering a potential offer. Is it too early to have a solicitor in place? I will be getting a mortgage with Leeds Building Society.
It would be sensible to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. Given that you are obtaining a mortgage with Leeds Building Society, ask your prospective lawyers if they are on the Leeds Building Society conveyancing panel otherwise they can't do the mortgage legal work.
I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Broadclyst bank branch on a couple of occasions and was informed it wasn't an issue and they will lend. My Broadclyst conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the property lawyer is on the mortgage company approved list, she or he must follow the Council of Mortgage Lenders’ Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I need some quick conveyancing in Broadclyst as I am faced with pressure to sign on the dotted line in less than one month. Fortunately I do not need a mortgage. Can I avoid the conveyancing searches to save money and time?
As you are not getting a mortgage you have the choice not to do searches although no law firm would advise that you don't. Drawing on years of experience of conveyancing in Broadclyst the following are examples of what can appear and therefore impact future mortgageability: Enforcement Notices, Overdue Fees, Outstanding Grants, Road Schemes,...
Just bought a terraced house in Broadclyst , What is the estimated time for the Land Registry to record the transfer to my name? My Broadclyst conveyancing solicitor has been painfully slow, so I want to be certain that my name is recorded.
There is nothing unique about conveyancing in Broadclyst registration formalities. As opposed to being determined by geographic area, timescales can adjust depending on the party submitting the application, whether it is in order and whether the Land registry must send notices to any other persons or bodies. At present in the region of 80% of submission are fully addressed in less than three weeks but occasionally there can be protracted delays. Historically registration occurs once the buyer has moved in to the property so registration formalities is not always an essential issue but where there is a degree of urgency associated with the registration then you or your lawyers should speak with the land registry and explain the circumstances.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Broadclyst is the location of the property. What do you suggest?
Flying freeholds in Broadclyst are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Broadclyst you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Broadclyst may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I have been advised by numerous selling agents in Broadclyst to locate a solicitor using your seach tool. Is there a financial upside for Estate Agents to offer your site rather than another?
We don’t offer any referral fee for pointing buyers and sellers to this site. We thought it would be too underhand to pay a commission because a client could think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.