I have an AIP. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to appoint their panel lawyer as I would prefer to appoint a St Mellons based conveyancing firm?
Do check but the chances are that appoint one of their panel solicitors should you accept the "fee-free" offer. Speak to the mortgage company to check if they allow a cash alternative. In the past a few lenders offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor near St Mellons.
We are buying a property in St Mellons. I might seem paranoid but how we can trust a solicitor? On completion day we have to send money into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My husband and I have arranged the release of further funds on our mortgage from Skipton as we intend to carry out alterations to our home in St Mellons. Do we need to appoint a local St Mellons solicitor on the Skipton conveyancing panel to handle the paperwork?
Skipton don't usually require a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton panel.
I have paid off my mortgage with Leeds Building Society. I assume I don't need a St Mellons conveyancing practitioner on the Leeds Building Society panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Leeds Building Society 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 Leeds Building Society mortgage from the register. Leeds Building Society, 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 Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
What will a local search inform me regarding the property we're buying in St Mellons?
St Mellons conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company for example Xpress Legal The local search is essential in every St Mellons conveyancing purchase; as long as you don’t want any nasty surprises after you move into your new home. The search will supply information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
My husband and I are a fortnight into a residential purchase having been recommend to solicitors by the estate agent to perform conveyancing in St Mellons. I am am very frustrated with the quality of service. Could you help me find new solicitors?
They would have to be very bad in order to consider replacing them. Has the mortgage offer been generated? If so you will need to inform them of the replacement solicitor and ensure the loan are re-sent. Your new conveyancer should be on the mortgage company approved list to avoid escalating fees and delays. That should be your first question of the new lawyers. Our find a solicitor tool should assist you in finding a lender approved solicitor for your home move in St Mellons
We are in the process of a leasehold sale of a flat in St Mellons. Conveyancing lawyers are doing their job but we have been asked to pay an extortionate amount from the managing agents. To date we have forked out £250 for a leasehold management pack and then a further £134.40 for additional questions raised by the purchaser's conveyancing practitioner.
Your property lawyer will not have any impact over the level of the charges for this information but the average costs for the information for St Mellons leasehold property is £380. When it comes to St Mellons conveyancing sales it is usual for the seller to cover the costs. The freeholder or their agents are not duty bound to address such questions most will agree to do so - albeit often at high prices out of proportion to the work involved. Regretfully there is no statute that mandates fixed fees for administrative tasks. There is no legal time limit by which they are required to issue the information.