How up to date is your database of Mossley Hill solicitors on the Nationwide conveyancing panel? Do Nationwide send you an updated list?
Mossley Hill conveyancing firms themselves provide us confirmation that they are on the Nationwide conveyancing panel as opposed to being supplied with a list from Nationwide directly.
When it comes to mortgage companies such as Nationwide, do Mossley Hill solicitors incur an annual charge to be on the list of approved solicitors?
We are not aware of any bank fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
I've digested plenty 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 Mossley Hill solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS 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 conveyancing practitioner 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 Mossley Hill postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Mossley Hill.
Coventry BS have agreed my home loan in principle, my bid on a house in Mossley Hill has been accepted, what happens next?
Your estate agent will wish to be advised as to your conveyancer's details (ensure that the property lawyers are on the bank’s approved list). Call up Coventry BS or the financial adviser and finish off any relevant documentation. Coventry BS will sellect a valuer who will get in contact with the estate agent or owners to schedule an appointment. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. Coventry BS will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Mossley Hill.
It has been three months following my purchase conveyancing in Mossley Hill completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. 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.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what should have been a simple, chain free conveyancing. Mossley Hill is where the house is located. Is there any advice you can give?
Flying freeholds in Mossley Hill are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Mossley Hill you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Mossley Hill may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Should I be concerned if there is a problem with the searches carried out as part of our conveyancing in Mossley Hill?
Usually, almost all issues disclosed in Mossley Hill conveyancing search responses can be addressed prior to completion or indemnity insurance can be put in place. You should note that regardless of the fact that you are purchasing the premises and might be content to live with the search results, your building society or bank may not, and when all said and done have the final decision.