We instructed a local solicitor for my conveyancing in Delabole last week. Reviewing the fine print it is apparent thatwe are liable for fees even if the movedoes not proceed. Should I go with them or choose a web based lawyer offering no-sale-no-fee conveyancing in Delabole?
Generally there is a concession along the lines that if "No Completion No Fee" is advertised then the conveyancing charges will generally be more expensive to cover the conveyances that do not proceed. Do bear in mind that these schemes rarely cover expenditure such as Delabole conveyancing search charges.
We previously chose solicitors locally in Delabole on the TSB solicitor approved list. They are now charging me a separate charge for dealing with the TSB mortgage. Is this a supplemental conveyancing fee set by TSB?
Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your lawyer can charge a fee for this. This charge is not dictated by TSB but by your Delabole property lawyer. Numerous firms on the TSB panel will levy an ‘acting for lender’ fee but many practices include it on their overall fee.
I have paid off my mortgage with UBS. I assume I don't need a Delabole property lawyer on the UBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Delabole solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Delabole surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I have been told that property searches are the main reason for delay in Delabole house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released determinations of research by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of delays during the legal transfer of property. Local searches are not likely to feature in any slowing down conveyancing in Delabole.
The deeds to my home can not be found. The solicitors who conducted the conveyancing in Delabole 10 years ago are no longer around. What do I do?
You no longer need to have the physical official documentation to establish that you own the land or property, given that the Land Registry have everything they need in a digital format.
I opted to have a survey carried out on a property in Delabole in advance of instructing lawyers. I have been told that there is a flying freehold element to the property. Our surveyor has said that some banks may refuse to grant a mortgage on such a premises.
It depends who your proposed lender is. Santander has different requirements from Nationwide. If you call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Delabole. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Delabole to see if the conveyancing costs will increase in light of this.