I selected a Cricklade based solicitor for my conveyancing in Cricklade today. Going through the official terms of business I seewe are on the hook for fees even where the transaction does not complete. Should I go with them or choose an on-line conveyancing company offering no-sale-no-fee conveyancing in Cricklade?
Generally there is a concession along the lines that if "No Sale No Fee" is offered then the fee levels will generally be higher to neutralise those cases that do not go ahead. Also remember that such arrangements generally do not cover expenditure such your Cricklade conveyancing search costs.
My grandmother passed away 10 months ago and as sole heir and executor I was left the property in Cricklade. The house had a relatively small loan left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Coventry BS, pay off the mortgage. Is this possible?
Given you plan to re-mortgage then Coventry BS will require that you use a conveyancer on the Coventry BS 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 Coventry BS 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 Coventry BS mortgage is registered as a charge at the Land Registry.
What will a local search reveal about the house I am buying in Cricklade?
Cricklade conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search organisations such as Onsearch The local search is essential in every Cricklade conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your property. The search will provide data 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 conveyancing in Cricklade differ for new build properties?
Most buyers of new build residence in Cricklade contact us having been asked by the builder to sign contracts and commit to the purchase even before the property is completed. This is because developers in Cricklade typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Cricklade or who has acted in the same development.
We are thinking of appointing a web based conveyancer rather than a Cricklade conveyancing practice. Should I ‘stay local’?
Advantages do exist in having the option visit a local Cricklade conveyancing solicitor for example
- signing papers same day
- having face-to-face explanations of matters you don't understand
- the ability to complain if things are not going as expected
When checking quotes, look out for hidden extras. Most decent Cricklade high street solicitors give an all-inclusive price. Many online agents seem to offer low cost fees, but have burried 'extras' in the in the terms and conditions.