I have just started taking steps with the aim of switching my domestic loan to a Buy to Let Godiva Mortgages Ltd mortgage. I was told by my financial advisor that I must appoint a solicitor for this. I got in contact with my former St Paul's Cray conveyancing practitioner who acted on my behalf when I initially purchased the premises. The fee calculation provided of £550 has shocked me as I am not require purchase conveyancing - it’s just a bog-standard refinance.
The estimate does seem a little steep. If you are willing to invest time scrutinising prices you might reduce the fees slightly by say a hundred pounds. On the other hand, if you were pleased with the conveyancing the firm gave you mightcome to rue choosing an an untested solicitor. Remember to ensure that the firm can act for Godiva Mortgages Ltd. Do employ our search tool to get a quote a St Paul's Cray conveyancing firm on the Godiva Mortgages Ltd approved list of lawyers, which can often include conveyancing solicitors in St Paul's Cray.
What is the difference between a licensed conveyancer and conveyancing solicitor in St Paul's Cray
There are many recorded licenced Conveyancers in St Paul's Cray and Solicitor partnerships in St Paul's Cray who can help with your conveyancing It is important to make clear that both are regulated professionals specialising in the legal aspects of the home buying process. The two can conduct other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I have today made my last payment due on my mortgage with Skipton. I assume I don't need a St Paul's Cray lawyer on the Skipton panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Skipton 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 Skipton mortgage from the register. Skipton, 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 Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
It is unclear whether my bank requires a lease extension. I have telephoned my St Paul's Cray building society branch on various occasions and was advised it wasn't a problem and they will lend. My St Paul's Cray conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend based on their specific requirements. Who do I believe?
Provided that the conveyancer is on the mortgage company approved list, they must adhere to the CML Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
The deeds to my home can not be found. The solicitors who did the conveyancing in St Paul's Cray 4 years ago no longer exist. What are my next steps?
You no longer need to hold title official documentation to establish that you are the registered proprietor of land or property, given that the Land Registry hold details of all registered land or property electronically.
I'm purchasing my first flat in St Paul's Cray with a mortgage from Birmingham Midshires. The developers would not move on the price so I negotiated £7000 of additionals instead. The estate agent advised me not to tell my conveyancer about the deal as it could jeopardize my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
What does commercial conveyancing in St Paul's Cray cover?
St Paul's Cray conveyancing for business premises incorporates a broad range of guidance, supplied by qualified solicitors, relating to business property. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.