Just contacted my conveyancing lawyer in South Cave who conducted the legals 18 months ago and wanted a conveyancing estimate based on an identical type of house move (a leasehold property and a freehold premises) of almost identical values with a loan from The Royal Bank of Scotland. It looks as though am now being quoted double. Am I right to be tempted to shop around for a cheaper internet firm of conveyancing solicitor?
The estimate fees seem a bit high. If you are willing to invest time comparing costs you could shave off some of the expense by perhaps a hundred pounds. That being said, if you were content with the conveyancing the firm offered you maylive to rue opting for an an unknown solicitor. Remember to ensure the firm can represent The Royal Bank of Scotland. Do employ our search tool to select a South Cave conveyancing firm on the The Royal Bank of Scotland approved list of lawyers, which can often include conveyancing solicitors in South Cave.
My husband and I are purchasing a new build apartment in South Cave and my lawyer is advising me that she is duty bound to the bank to reveal incentives from the seller. The Estate Agents are hassling me to exchange contracts and I would rather not prolong matters. Is my lawyer right?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
My uncle passed away last year and as sole heir and executor I was left the house in South Cave. The house had a small mortgage left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Kent Reliance, pay off the mortgage. Is this possible?
Where you plan to re-mortgage then Kent Reliance will require that you use a conveyancer on the Kent Reliance conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Kent Reliance conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Kent Reliance mortgage is registered as a charge at the Land Registry.
Should our conveyancer be asking questions regarding flooding as part of the conveyancing in South Cave.
Flooding is a growing risk for solicitors dealing with homes in South Cave. Plenty of people will buy a property in South Cave, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Solicitors are not qualified to offer advice on flood risk, however there are a number of checks that can be carried out by the buyer or on a buyer’s behalf which should give them a better appreciation of the risks in South Cave. The conventional set of property information forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the seller to determine if the property has historically flooded. If flooding has previously occurred which is not notified by the seller, then a buyer could issue a compensation claim as a result of such an misleading reply. A buyer’s solicitors will also conduct an environmental search. This should higlight if there is any known flood risk. If so, additional investigations should be initiated.
I am looking for a ground for flat up to £305k and found one near me in South Cave I like with open areas and transport links nearby, the downside is that it only has 51 years on the lease. I can't really find anything else in South Cave for this price, so just wondered if I would be making a grave error buying a short lease?
If you require a home loan the shortness of the lease may be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least twenty four months you can ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.