I have paid off my mortgage with HSBC. I assume I don't need a Stowmarket solicitor 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
Intending to buy a house in Stowmarket. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Leeds Building Society 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 Stowmarket solicitor is on the Leeds Building Society conveyancing panel.
After shopping around on the internet I have found a Stowmarket conveyancing practitioner having checked that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Stowmarket postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Stowmarket.
I have todaybecome aware that Stirling Law have been shut down. They carried out my conveyancing in Stowmarket for a purchase of a leasehold flat 9 months ago. How can I establish that the property is registered correctly in the name of the previous owner?
The quickest way to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Stowmarket conveyancing specialists.
Just had an offer accepted on a new build flat in Stowmarket. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Stowmarket
Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision.
I need to instruct a conveyancing solicitor for freehold conveyancing in Stowmarket. I have stumble upon a site which looks to be the perfect solution If it is possible to get all the legals completed via phone that would be preferable. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Am in the process of purchasing my 1st home in Stowmarket. Conveyancing solicitor already selected. The broker advised that a survey is not needed as the property was only built twenty two years ago.
At the very least you should have a Home Buyer's Report. As the premises was constructed more than a decade ago the property will be without a warranty, so you would be well advised not to take a risk. Where a property of this age shows no signs of problems a Home Buyer's report may be enough. The report should highlight any obvious issues and recommend additional investigation where relevant. If there are any indications of material issues obtain a comprehensive Building Survey from the beginning.