What is the difference between a licensed conveyancer and conveyancing solicitor in South Ruislip
There are many registered licenced Conveyancers in South Ruislip and Solicitor partnerships in South Ruislip to choose from It is important to make clear that both are regulated professionals specialising in the legal work in the home buying process. They may both also conduct other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
I have today made my last payment due on my mortgage with HSBC. I assume I don't need a South Ruislip 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
The mortgage over my property is with Kent Reliance for my property in South Ruislip. Conveyancing has been completed a year ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Kent Reliance?
You must advise Kent Reliance before renting your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. It may be that Kent Reliance will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Kent Reliance directly. It should not be necessary to do this via a Kent Reliance conveyancing panel lawyer.
I understand that there are debates on Chancel Insurance on online forums. Am I compelled to have this when buying a house in South Ruislip? or Apparently there is a law dating back centuries that means some homeowners residing in a parish church boundary may be liable to contribute towards repairs towards the chancel in proximity to the church. Is this applicable for conveyancing in South Ruislip?
Unless a previous acquisition of the house completed after 12 October 2013 you can expect lawyers delivering conveyancing in South Ruislip to continue to propose a a chancel search and or chancel repair liability policy.
How does conveyancing in South Ruislip differ for new build properties?
Most buyers of new build or newly converted property in South Ruislip approach us having been asked by the builder to exchange contracts and commit to the purchase even before the property is ready to move into. This is because developers in South Ruislip typically 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 conveyancing solicitors 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 South Ruislip or who has acted in the same development.
Over the last few months I have been searching for a ground for flat up to £305k and identified one round the corner in South Ruislip I like with open areas and transport links nearby, however it's only got 61 remaining years left on the lease. I can't really find anything else in South Ruislip suitable, so just wondered if I would be making a mistake buying a short lease?
Should you need a mortgage the remaining unexpired lease term may be an issue. Reduce the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.
Taking into account that I am about to spend hundreds of thousands of pounds on a house in South Ruislip I wish to talk to a lawyer regarding thehome move in advance of appointing the firm. Can this be arranged?
Absolutely - we would be happy to talk to you we do not take any clients on without you speaking to the lawyer who will be doing your conveyancing in South Ruislip.There is no ‘factory style conveyancing’ - every client is an important person, not a matter number. The law firms that we put you in touch with believe that the fees you are quoted for your conveyancing in South Ruislip should be the figure that you end up paying.