Can I use your services to find a Conveyancing solicitor in Lightwater even if I’m not purchasing or selling a house, for instance where I wish to acquire a shop in Lightwater with a loan from TSB?
Our search tool is primarily utilised to locate residential conveyancing solicitors in Lightwater but we have listed towards the bottom of this page some Lightwater commercial conveyancing firms. You should make contact with the firm directly to see if they can also act for TSB
I have paid off my mortgage with HSBC. I assume I don't need a Lightwater conveyancing practitioner on the HSBC panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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 HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
My offer was accepted on an apartment in Lightwater on 6/3/2019, valuation was booked 3 days after, received a clean bill of health. Conveyancer appointed, so all that was missing was my mortgage offer. Having made daily calls to Santander and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Santander conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.
I've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Lightwater solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide 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. You may wish to consider appointing your own Lightwater surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
How does conveyancing in Lightwater differ for newly converted properties?
Most buyers of new build or newly converted property in Lightwater contact us having been asked by the developer to sign contracts and commit to the purchase even before the residence is finished. This is because new home sellers in Lightwater usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Lightwater or who has acted in the same development.
In my capacity as executor for the will of my grandfather I am disposing of a residence in Swansea but I am based in Lightwater. My solicitor (based 260 kilometers from merequires that I sign a stat dec ahead of the transaction finalising. Could you suggest a conveyancing practitioner in Lightwater who can witness this legal document for me?
Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are based in Lightwater
I have just appointed agents to market my ground floor flat in Lightwater. Conveyancing is yet to be initiated, but I have recently had a yearly service charge demand – what should I do?
It best that you discharge the service charge as normal because all rents and service invoices should be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Lightwater Leasehold Conveyancing - Examples of Queries before buying
The answer will be helpful as a) areas can cause problems in the building as the common areas may begin to deteriorate where services remain unpaid b) if the leasehold owners have an issue with the running of the building you will want to know about it Are any of leasehold owners in dispute over their service charge payments? It is important to be aware whether a new roof is being installed or some other significant cost is coming up to be shared amongst the leaseholders and may well dramatically increase the the maintenance costs or result in a one off payment.