My fiancee and I are in the throws of viewing apartments in Shefford and I am now considering a potential offer. Is it too early to have a solicitor in place? I will be getting a mortgage with TSB.
You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. Given that you are seeking a mortgage with TSB, ask your prospective lawyers if they are on the TSB conveyancing panel otherwise they can't do the mortgage legal work.
I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Shefford property lawyer on the HSBC panel to discharge 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
Santander have agreed my mortgage in principle, my offer on a house in Shefford has been agreed to, what happens next?
Your property agent will want to know who your solicitors are (make sure the solicitors are on the lender’s approved list). Contact Santander or your broker and finish off any relevant paperwork. Santander will appoint a valuer who will get in touch with the estate agent or owners to arrange an appointment. Once carried out (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Santander will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Shefford.
Have completed on a a detached house in Shefford , What is the estimated time for the Land Registry to register my proprietorship? My Shefford conveyancing solicitor works at snail pace, so I want to be certain the registration is addressed.
As far as conveyancing in Shefford registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timeframes can vary depending on who lodges the application, whether there are errors and if the Land registry communicate with any interested persons or bodies. Currently approximately three quarters of such applications are fully dealt with in less than three weeks but some can be subject to longer delays. Historically registration is effected after the purchaser is living at the property therefore registration formalities is not usually top priority but where it is urgent that the the registration takes place urgently then you or your conveyancer must speak with the land registry and explain the circumstances.
I opted to have a survey carried out on a house in Shefford in advance of retaining conveyancers. I have been advised that there is a flying freehold element to the property. The surveyor has said that some mortgage companies may not give a loan on a flying freehold property.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Nationwide. Should you wish to call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Shefford. Conveyancing will be smoother if you use a solicitor in Shefford especially if they are familiar with such properties in Shefford.
We expect to complete the sale of our £375,000 flat in Shefford next week. The freeholder has quoted £336 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Shefford?
Shefford conveyancing on leasehold maisonettes often necessitates the purchaser’s solicitor submitting enquiries for the landlord to answer. Although the landlord is not legally bound to respond to such questions the majority will be willing to do so. They are entitled to levy a reasonable charge for responding to questions or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is £350, in some situations it is above £800. The administration charge invoiced by the landlord must be sent together with a synopsis of entitlements and obligations in respect of administration fees, otherwise the charge is not strictly payable. Reality however dictates that you have little option but to pay whatever is requested of you should you wish to complete the sale of your home.
Shefford Leasehold Conveyancing - A selection of Queries before Purchasing
Does this lease have more than 90 years left? What prohibitions are there in the Shefford Lease? Are any of leasehold owners in dispute over their service charge payments?
I am contemplating using an online solicitor ahead of a Shefford conveyancing firm. Should I ‘stay local’?
Various benefits exist in having the opportunity to pop in to a local Shefford conveyancing solicitor for instance
- signing papers same day
- getting face-to-face explanations of matters you don't understand
- the ability to complain if matters are not going as expected
When checking estimates, look out for hidden extras. The majority decent Shefford high street solicitors give an all-inclusive price. Many online companies seem to offer low cost fees, yet have burried 'extras' in the in the terms and conditions.