I am acquiring a house for cash in Polegate. I have been residing for the previous dozen years in Polegate. Conveyancing searches are a lot of money. Given that I know the road and vicinity very well must I have all the conveyancing searches?
In the absence of a home loan, then all but one or two of the Polegate conveyancing searches are optional. Your conveyancer will 'advise', perhaps strongly, that you should have searches completed, but she has a professional duty to do this. Do bear in mind; if you are likely to sell the house in the future, it will likely be be of relevance to your future purchaser what the searches disclose. On occasion premises with functional issues can still reveal unpredicted search results. A good conveyancing solicitor in Polegate should provide you some sensible advice here.
I am expecting a DIP from RBS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do RBS recommend any Polegate solicitors on the RBS conveyancing panel, or is it better to go independently?
You will need to appoint Polegate solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
The formalities of my remortgage has taken place for my property in Polegate. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
After what seems like an age I have had an offer on a maisonette in Polegate agreed to, but there is a chain. The sellers have put an offer on a flat, but it’s not yet agreed to, and have viewings of other apartments booked. I have chosen a local conveyancing solicitor in Polegate. What do I do now? At what stage should I apply for the mortgage with Nottingham?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then valuation, Polegate conveyancing search costs, etc). The first course of action is to ensure that your solicitor is on the Nottingham approved list. Regarding the subsequent phase this very much dictated by the circumstances of your case, desire for the property and on the state of the market. In a rising market the majority of purchasers would apply for the mortgage with Nottingham and pay for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to proceed with searches.
Me and my brother own a renovated Victorian house in Polegate. Conveyancing solicitor represented me and Nottingham Building Society. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold under the exact same property. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Polegate and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with your conveyancing practitioner who conducted the purchase.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Polegate is the location of the property. Can you shed any light on this issue?
Flying freeholds in Polegate are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Polegate you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Polegate may determine 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 premises.
We are considering appointing an online lawyer as opposed to a Polegate conveyancing practice. Any advice?
There are advantages of having the option pop in to a local Polegate conveyancing solicitor such as
- signing documents on short notice
- sometimes being able to speak to someone face-to-face can make a huge difference, particularly for more complex house moves
- the ability to raise concerns if matters are not going as expected
When comparing estimates, look out for hidden extras. Most decent Polegate high street solicitors give an all-inclusive price. Many online agents seem to offer cheap prices, but have hidden 'extras' in the fine print.