We previously chose solicitors based in Plympton on the Nationwide solicitor approved list. They are now charging me a supplemental fee for handling the Nationwide mortgage. Is this a supplemental conveyancing fee specified by Nationwide?
Provided it is contained in their Terms and Conditions or Quote then yes your solicitor can charge a fee for this. The charge is not dictated by Nationwide but by your Plympton conveyancing practitioner. Plenty of firms on the Nationwide panel will charge ’dealing with mortgage’ fee and others do not.
I have today made my last payment due on my mortgage with TSB. I assume I don't need a Plympton property lawyer on the TSB panel to discharge 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
I am selling my apartment. I had a double glazing fitted in June 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Principality are being a right pain. The Plympton solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
We are selling our property in Plympton and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A high street Plympton lawyer would know that there is no such problem. For the life of me I don't know why the buyers are using an online conveyancing firm rather than a conveyancing solicitor in Plympton. Having lived in Plympton for many years we know that this is a non issue. Is it a good idea to contact our local Authority to get confirmation need.
It would appear that you have a conveyancing firm already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
How does conveyancing in Plympton differ for new build properties?
Most buyers of new build property in Plympton contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is built. This is because developers in Plympton typically acquire the real estate, 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 conveyancing solicitors 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 Plympton or who has acted in the same development.
How does the Landlord & Tenant Act 1954 affect my business offices in Plympton and how can you help?
The 1954 Act gives a safeguard to business tenants, giving them the dueness to make a request to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Plympton is one of our numerous locations in which the firms we work with are located
I am using a search engine for the phrase on line conveyancing in Plympton it reveals many conveyancersin the vicinity. How do I determine which is the suitable conveyancer for me?
The best method of finding a suitable conveyancer is via trusted referral, so ask friends and relatives who have bought a property in Plympton or the respected estate agent or financial adviser. Fees for conveyancing in Plympton vary, so it's a good idea to secure at least three costs illustrations from different companies. Be sure to secure confirmation that the costs are assured not to increase.