Just contacted my conveyancing solicitor in Burwell who completed the legal work two years ago asking for a conveyancing costs illustration based on the same type of house move (a leasehold residence and a freehold premises) of almost identical values with a home loan from Alliance & Leicester . I am now being quoted double. Am I right to be tempted to shop around for a cheaper internet firm of conveyancing solicitor?
The estimate does seem a tad on the high side. If you shop around you might reduce the fees marginally by as much as £125. That being said, assuming were happy with the service the firm gave you maylive to rue opting for an an untested solicitor. If is important to enquire the solicitor can represent Alliance & Leicester . You can make use of our search tool to get a quote a Burwell conveyancing firm on the Alliance & Leicester conveyancing panel, which can often include conveyancing solicitors in Burwell.
I am need of leasehold conveyancing for an apartment in a relatively new development (five years built) in Burwell. 95% of the appartments are already occupied. Do I need carry out the neighbourhood searches for my conveyancing in Burwell?
You would be taking a significant risk in not carrying out Burwell conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would strongly advise in no uncertain terms that your conveyancer conducts them. Where time pressures and price are primary issues you should discuss with your lawyer about the viability of search insurance
When does exchange of contracts happen for residential conveyancing in Burwell and am I required to be at the solicitors office?
If you are in close proximity to one of the conveyancing solicitors in Burwell you are welcome to attend to sign contracts. However, the firms we work with provide countrywide coverage for conveyancing and provide just as detailed and professional a job for you when dealing with you digitally. The signing of the contract is not when everything is set in stone. Signing on the dotted line is necessary for the solicitor to officially exchange at the appropriate time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Burwell)to be in the office available at the end of the phone to exchange contracts.
My grandmother passed away last year and as sole heir and executor I was left the house in Burwell. The house had a small mortgage left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Lloyds, pay off the mortgage. Is this possible?
Given you plan to re-mortgage then Lloyds will require that you use a conveyancer on the Lloyds conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Lloyds conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Lloyds mortgage is registered as a charge at the Land Registry.
The deeds to our home are lost. The lawyers who conducted the conveyancing in Burwell 10 years ago have long since closed. What are my next steps?
Assuming you have a registered title the information relating to your ownership will be documented by HMLR under a Title Number. It is possible to perform a search at the Land Registry, locate your house and secure up to date copies of the property title for a small fee. Where the property is Leasehold then the Land Registry will usually retain a file copy of the Registered Lease and again, a copy can be ordered for twenty pounds.