I am buying a property for cash in Shenley Church End. I have lived for the last dozen years in Shenley Church End. Conveyancing searches are expensive. Given that I have knowledge of the area and road very well must I have all the conveyancing searches?
In the absence of a mortgage, then the vast majority of the Shenley Church End conveyancing searches are at your discretion. Your conveyancer will ’encourage you, perhaps strongly, that you should have searches carried out, but he has a professional duty to take that path of advice. One thing to bear in mind; if you are going to dispose of the house one day, it will likely be be of relevance to your prospective buyer what the searches disclose. On occasion houses with no practical issues can still reveal unfavourable search results. A competent conveyancing solicitor in Shenley Church End will provide you some constructive advice here.
We're in Shenley Church End, First time buyers buying with a mortgage (lender is TSB , and our lawyer is on the TSB conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the TSB conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
My fiancee and I are spending time looking at apartments in Shenley Church End and I am now considering a potential offer. Is it wise to have my conveyancing practitioner on ‘stand by’? I will be getting a home loan with Coventry BS.
It would be advisable to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. Given that you are obtaining a mortgage with Coventry BS, make sure you remember to check that your lawyer is on the Coventry BS conveyancing panel.
I have paid off my mortgage with Nationwide. I assume I don't need a Shenley Church End solicitor on the Nationwide panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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 Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
Planning on purchasing a house in Shenley Church End. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Shenley Church End solicitor is on the TSB conveyancing panel.
I got the keys to my house on 11 April and my personal details is yet to be on the land registry website. Should I be concerned? My conveyancing solicitor in Shenley Church End expressed confidence that it will be registered inside ten days. Are titles in Shenley Church End uniquely lengthy to register?
As far as conveyancing in Shenley Church End registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can vary depending on the party submitting the application, whether there are errors and whether the Land registry communicate with any third parties. As of today in the region of 80% of submission are fully dealt with in less than three weeks but occasionally there can be longer delays. Registration is effected after the new owner is living at the property therefore an expedited registration is not typically an essential issue but if it is urgent that the the registration takes place urgently then you or your lawyers can contact the land registry and explain the circumstances.
I'm converting the mortgage on my primary home to a buy to let mortgage with Santander and intend to use the remaining equity as a down payment on a second house. The location we are looking at is Shenley Church End. Will your conveyancers be able to act for both sets of lenders and link together the conveyances?
Make use of our comparison tool on this page to ensure that the conveyancers are approved by both mortgage companies. On the basis that they are your conveyancer should be able to tie up the two conveyancing matters but you should have a chat with you conveyancer and make clear your desired outcome and needs.