Recently been in touch with my conveyancing solicitor in Cubitt Town who conducted the legals 18 months ago asking for a conveyancing quote based on an identical type of house move (a leasehold residence and a freehold property) of almost identical values with a home loan from Platform Home Loans Ltd. It looks as though am now being charged double. Stick with what I know or should I seek out an alternative firm of conveyancing solicitor?
The costs illustration is slightly on the high side. If you shop around you might shave off some of the expense by perhaps a hundred pounds. That being said, providing that you were pleased with the legal work the firm gave you maycome to rue opting for an a cheaper lawyer. Don't forget to check the solicitor can represent Platform Home Loans Ltd. You can employ our search tool to choose a Cubitt Town conveyancing firm on the Platform Home Loans Ltd conveyancing panel, which can often include conveyancing solicitors in Cubitt Town.
My uncle passed away 10 months ago and as sole heir and executor I was left the house in Cubitt Town. The house had a relatively small loan remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Bank of Ireland, pay off the mortgage. Is this possible?
Where you intend to re-mortgage then Bank of Ireland will require that you use a conveyancer on the Bank of Ireland 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 Bank of Ireland 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 Bank of Ireland mortgage is registered as a charge at the Land Registry.
Me and my partner are buying a flat in Cubitt Town. I might seem paranoid but how we can trust a conveyancer? On completion day we have to put money into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My aunt advised me that in buying a property in Cubitt Town there may be various restrictions preventing external alterations to a property. Is this right?
We are aware of anumerous of properties in Cubitt Town which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Cubitt Town should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We had chosen conveyancing lawyers based in Cubitt Town on the Principality solicitor approved list. They are now charging me a supplemental fee for dealing with the Principality mortgage. Is this an additional conveyancing fee specified by Principality?
Provided it is contained in their Terms of Engagement or Quote then yes your solicitor can levy a fee for this. The charge is not dictated by Principality but by your Cubitt Town conveyancer. Plenty of firms on the Principality panel will charge ’dealing with mortgage’ fee and others do not.
Just acquired a detached house in Cubitt Town , how long will it take for the Land Registry to record my title? My Cubitt Town conveyancing solicitor works at snail pace, so I want to check that my ownership is recorded.
There is nothing unique when it comes to conveyancing in Cubitt Town registration formalities. Rather than based on location, timeframes can differ depending on who lodges the application, whether it is in order and whether the Land registry must send notices to any third persons or bodies. At present in the region of 80% of such applications are fully dealt with within 12 days but some can be subject to extensive delays. Historically registration is effected once the purchaser has moved in to the property therefore 'speed' is not typically an essential issue but if it is urgent that the the registration takes place urgently then you or your conveyancer can communicate with the Registry to express the reasoning for an expedited registration.
My lawyers in Cubitt Town have advised me that they can not locate my conveyancing file. To assist with my purchase I took out a mortgage with the mortgage company. Is it case that being on the lender conveyancing panel they need to have retained the file for a prescribed period?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the bank directly.