I hired a Hilton based firm for our conveyancing in Hilton yesterday. Reviewing the Terms I seeI am liable for fees even if the sale doesn't happen. Should I ditch them and instruct an on-line firm promising no completion no cost conveyancing in Hilton?
Generally there is a concession along the lines that if "No Completion No Fee" is advertised then the fee levels will generally be higher to counteract those transactions that fail to complete. Also remember that such schemes rarely protect you from expenses by way of example Hilton conveyancing search costs.
I have today made my last payment due on my mortgage with TSB. I assume I don't need a Hilton property lawyer on the TSB panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your TSB 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 TSB mortgage from the register. TSB, 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 TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Hilton building society branch on a couple of occasions and was advised it wasn't an issue and they will lend. My Hilton conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend based on their specific requirements. Who do I believe?
Provided that the conveyancer is on the bank approved list, they must adhere to the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I was told three weeks ago that my mortgage has been agreed to by Yorkshire BS. Is it usual for Yorkshire BS to only issue the offer once my solicitor in Hilton is approved on their conveyancing panel? Yorkshire BS have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I used Action Conveyancing several years ago for my conveyancing in Hilton. I now require my papers but cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Hilton of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I opted to have a survey completed on a property in Hilton prior to appointing solicitors. I have been informed that there is a flying freehold element to the house. My surveyor advised that some mortgage companies will refuse to grant a mortgage on a flying freehold premises.
It varies from the lender to lender. Santander has different instructions from Nationwide. If you e-mail us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Hilton. Conveyancing will be smoother if you use a solicitor in Hilton especially if they regularly deal with such properties in Hilton.
Can a conveyancer remove a name from the title of my home in Hilton ?
Extracting or adding someone to the title of your house is relatively straightforward. You’ll need to appoint a conveyancing practitioner to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a solicitor