We hired a local lawyer for our conveyancing in Hall Green recently. Going through the small print I noteI am on the hook for fees even if the movefalls through. Should I ditch them and choose an on-line solicitor practice promoting no move no charge conveyancing in Hall Green?
Generally there is a compromise along the lines that if "No Sale No Fee" is available then the fee levels will tend to be be higher to cover the conveyances that fail to complete. You should be mindful that such promotions rarely cover disbursements by way of example Hall Green conveyancing search costs.
I have 71 years remaining on my lease and require a lease extension for my flat in Hall Green. Conveyancing solicitors on the Bank of Ireland panel can deal with such extensions correct?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 12/7/2019 the requirements read as follows :
My wife and I buying a victorian detached house in Hall Green. The intention is to convert the garage to an office at the house.Will the conveyancing process include enquiries to see if these alterations are prohibited?
Your property lawyer will review the deeds as conveyancing in Hall Green can occasionally reveal restrictions in the title deeds which prohibit certain works or need the permission of a 3rd party. Many additions call for local authority planning consent and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor before you commit yourself to a purchase.
I have paid off my mortgage with Kent Reliance. I assume I don't need a Hall Green conveyancer on the Kent Reliance panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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 Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
I have instructed a Hall Green solicitor having checked that they are on the Bank of Ireland conveyancing panel. Does my lawyer arrange the survey of the property?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland 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. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Hall Green postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Hall Green.
I'm purchasing a new build house in Hall Green with a mortgage from Godiva Mortgages Ltd. The developers refused to budge the price so I negotiated 6k of additionals instead. The estate agent told me not disclose to my lawyer about the extras as it will jeopardize my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Living abroad I am unable to visit my Hall Green conveyancing solicitors office to sign documents connected to my conveyancing in Hall Green – will this be problematic?
No. Hall Green conveyancing solicitors can deal with conveyancing transactions for clients across the country. You are unlikely to be required to visit a Hall Green conveyancers office. Almost all property lawyer can deal with everything using post, email, telephone and fax.