I have just been advised by my financial adviser that my Elmswell the law firm I have appointed is not on the bank Conveyancing panel. What can I do to be sure if this is correct?
You need to contact your Elmswell lawyer directly. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they may be able to suggest a Elmswell conveyancing firm that is on the approved list of lawyers for your lender.
Why do I have to pay up front for conveyancing in Elmswell?
If you are buying a property in Elmswell your solicitor will request that you to provide them with funds to cover the search fees. Ordinarily this is asked for to cover the fees of the Local Authority Search. If any deposit is payable against the total price then this should be asked for immediately in advance of contracts are exchanged. Any further balance that is due should be sent to your lawyer shortly before completion.
Despite weeks of looking the Title Certificate and documents to our house can not be found. The conveyancers who conducted the conveyancing in Elmswell 5 years ago are no longer around. What are my options?
Assuming you have a registered title the details of your proprietorship will be documented by the Land Registry under a Title Number. It is easy to execute a search at the Land Registry, identify your property and get current copies of the Registered Entries for a small fee. Where the title is Leasehold then the Land Registry will usually retain a file duplicate of the Registered Lease and again, a copy can be retrieved for twenty pounds.
I am looking for a flat up to £305k and identified one round the corner in Elmswell I like with amenity areas and station nearby, however it only has 61 years on the lease. I can't really find anything else in Elmswell in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
If you require a mortgage the shortness of the lease may be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.
I was recommended by a few property agents in Elmswell to choose a conveyancer on your site. Is there a financial inducement for Estate Agents to recommend your lawyers over and above another?
We refuse to give any commission for directing people in our direction. We thought it would be too underhand to pay a commission as home movers will think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.