I am acquiring a house for cash in Scunthorpe. I have been living for the previous Seventeen years in Scunthorpe. Conveyancing searches are exorbitant. Given that I have knowledge of the road and vicinity intimately must I have all the conveyancing searches?
If you not getting a mortgage, then all but one or two of the Scunthorpe conveyancing searches are optional. Your lawyer will 'advise', no-doubt strongly, that you should have searches completed, but he is duty bound to take that path of advice. Do consider; if you are likely to sell the house in the future, it could be of relevance to your future purchaser what the searches disclose. Sometimes premises with functional issues can still reveal unexpected search results. A competent conveyancing solicitor in Scunthorpe should provide you some constructive guidance in this regard.
Is it the case that all Scunthorpe solicitor firms on the Lloyds conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Lloyds conveyancing panel they would need to be governed by the SRA. Many lenders do list licenced conveyancers on their panel and in that case the firms would be governed by the Council of Licensed Conveyancers.
We previously instructed conveyancing lawyers with offices in Scunthorpe on the Leeds Building Society solicitor panel. They are now charging me a supplemental fee for the legal aspects of the Leeds Building Society mortgage. Is this an additional conveyancing fee specified by Leeds Building Society?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your lawyer may levy a fee for this. This fee is not set by Leeds Building Society but by your Scunthorpe solicitor. Plenty of firms on the Leeds Building Society panel will charge ’dealing with mortgage’ fee but plenty of firms include it on their overall fee.
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Scunthorpe solicitor on the Clydesdale panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Clydesdale 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 Clydesdale mortgage from the register. Clydesdale, 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 Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
How does conveyancing in Scunthorpe differ for newly converted properties?
Most buyers of new build residence in Scunthorpe contact us having been asked by the builder to sign contracts and commit to the purchase even before the house is constructed. This is because developers in Scunthorpe tend to purchase 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 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 Scunthorpe or who has acted in the same development.
I am looking for a ground for flat up to £305k and identified one close by in Scunthorpe I like with a park and railway links nearby, however it's only got 49 remaining years left on the lease. I can't really find anything else in Scunthorpe in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you require a mortgage the shortness of the lease will likely be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.
My husband and I are selling a Scunthorpe property we inherited 5 years ago in 2012. I have over 15 years conveyancing experience and, now retired, see no reason not to conduct the conveyancing. The purchaser's conveyancer has informed me that their mortgage company will not allow you to do your own conveyancing requiring the funds to be passed via a solicitor's bank account.
Lending requirements to conveyancers from all CML members specify that If the seller does not have legal representation the borrower's lawyers should check whether the mortgage company needs to be notified so that a decision can be made as to whether or not they are willing to move forward.