We selected a Launceston based firm for our conveyancing in Launceston last week. Upon checking the Terms it is apparent thatwe are liable for costs even if the dealdoes not happen. Should I ditch them and use an internet conveyancing brokerage who offer no completion no charge conveyancing in Launceston?
Generally there is a compromise along the lines that if "No Completion No Fee" is available then the conveyancing charges will generally be uplifted to offset those cases that fail to complete. Do bear in mind that these deals generally do not protect you from expenses such your Launceston conveyancing search charges.
I am hoping to move into my new home in Launceston next Friday. My conveyancer now wants me to supply her with proof of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the mortgage company. What does the insurance need to cover?
Any lawyer on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 requirements. These requirements are not limited to conveyancing in Launceston.
We note that you have a search directory identifying law firms on the Santander conveyancing panel. Do firms pay you a commission if I instruct them for our own conveyancing in Launceston?
We are a listing service only for law firms wishing to communicate if they are on the Santander conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Launceston.
My grandfather passed away last year and as sole heir and executor I was left the house in Launceston. The house had a small mortgage remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to TSB, pay off the mortgage. Is this allowed?
Where you plan to re-mortgage then TSB will require that you use a conveyancer on the TSB conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your TSB conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the TSB mortgage is registered as a charge at the Land Registry.
4 months have gone by following my purchase conveyancing in Launceston concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.