I opted for a local solicitor for our conveyancing in Leytonstone today. Going through the terms of engagement it is apparent thatI am responsible for costs even if the movedoes not proceed. Should I ditch them and choose a web based firm advertising no-sale-no-fee conveyancing in Leytonstone?
Generally there is a compromise along the lines that if "No Sale No Fee" is offered then the fee levels will generally be higher to counteract the cases that abort. You should be mindful that such promotions tend not to cover disbursements e.g. Leytonstone conveyancing search fees.
I am need of leasehold conveyancing for a flat in a relatively new development (6 years built) in Leytonstone. The vast majority the appartments are already sold. Do I need carry out the neighbourhood searches for my conveyancing in Leytonstone?
A big part of the Leytonstone conveyancing process is the conveyancing searches. There are a large number of search providers delivering Leytonstone conveyancing searches, as well straight from the local authority. These are known collectively as personal search companies due to them carrying out, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must secure their data from the local authority.
Can you explain why leasehold purchase conveyancing in Leytonstone costs more?
Leytonstone leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving appropriate notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
My aunt passed away 10 months ago and as sole heir and executor I was left the property in Leytonstone. The house had a small mortgage left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this allowed?
Given you plan to refinance then Santander will insist on your using a conveyancer on the Santander 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 Santander 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 Santander mortgage is registered as a charge at the Land Registry.
My partner and I are acquiring a ground floor flat in Leytonstone. At the point of instructing our solicitor, they told us that they were on all major UK mortgage company panels. The mortgage broker emailed just now to advise that they don't seem to be on the Clydesdale approved list. If it turns out to be true, what should we do? Do we simply find a new solicitor that is on their panel or do we cover the costs for dual representation, with Clydesdale appointing their own preferred conveyancer.
When purchasing a property with the benefit of a mortgage it is normal for the purchaser’s lawyers to also act for the mortgage company. In order to act for a bank or building society a solicitor has to be on that lender's list of approved lawyers. An application has to be made by the conveyancer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the solicitor has to meet. Some banks now insist their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should call Clydesdale to discover if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on Clydesdale's conveyancing panel as you are at liberty to use your preferred Leytonstone lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.