I am purchasing a house for cash in Eastleigh. I have been living for the previous twelve years in Eastleigh. Conveyancing searches are expensive. As I know the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a mortgage, then the vast majority of the Eastleigh conveyancing searches are non-obligatory. Your conveyancer will ’encourage you, no-doubt strongly, that you should have searches completed, but she is duty bound to take that path of advice. One thing to take into account; if you are intend to dispose of the house at a future date, it will be of importance to your future buyer what the searches determine. There are plenty of instances where houses with functional issues can still reveal adverse search results. A competent conveyancing solicitor in Eastleigh should provide you some constructive guidance concerning this.
Completed the sale of my flat in Eastleigh last January but our buyer keeps SMS messaging every few hours to say her solicitor is waiting to hear from mylawyer. What are the post completion sale legalities following completion?
Following your disposal your lawyer should send the transfer documentation and all supplemental paperwork to the purchaser's conveyancer. If applicable, your solicitor should also confirm that the legal charge in favour of the lender has been paid off to the buyers solicitors. There is unlikely to be post completion formalities just for conveyancing in Eastleigh.
Are all Eastleigh Conveyancing Quality Solicitors on the HSBC conveyancing panel?
It is true that some banks and building societies now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.
I have paid off my mortgage with UBS. I assume I don't need a Eastleigh conveyancing practitioner 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
The mortgage over my property is with Lloyds for my property in Eastleigh. Conveyancing has been completed some time ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Lloyds?
Your original mortgage agreement with Lloyds will provide that you need their approval prior to renting your property as this is likely to be a breach of Lloyds’s mortgage conditions. It may be that Lloyds will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. It should not be necessary to do this via a Lloyds conveyancing panel lawyer.
What can a local search inform me about the property my wife and I purchasing in Eastleigh?
Eastleigh conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search organisations for instance Xpress Legal The local search plays an important role in many a Eastleigh conveyancing purchase; as long as you don’t want any nasty surprises after you move into your new home. The search will reveal information on, amongst other things, details on planning applications applicable to the premises (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 topic headings.
How easy is it to change a solicitor as I need to find a Eastleigh based conveyancer who is on the bank conveyancing panel. Is it advisable to appoint a new law firm?
In the event that you have not formally appointed a solicitor to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Eastleigh that you're considering.