I instructed a local solicitor for my conveyancing in Sutton Coldfield recently. Going through the Terms and Conditions I seewe are liable for costs even if our purchase aborts. Should I ditch them and use an internet solicitor practice advertising no completion no charge conveyancing in Sutton Coldfield?
It is usually a trade off in that if "No Completion No Fee" is offered then the fee levels will tend to be be more expensive to neutralise the transactions that do not proceed. You should be mindful that such offerings rarely protect you from outlay by way of example Sutton Coldfield conveyancing search charges.
I am considering applying for a TSB mortgage for purchase of a new build (under development) in Sutton Coldfield with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for TSB ?
There is nothing to stop you using your solicitor, but TSB will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
Can you point me to a directory of Santander panel solicitors in Sutton Coldfield on the UK Finance Lenders’ Handbook Website?
No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lending institutions make their panel listings available online. Where you are looking for a Sutton Coldfield property lawyer on the Santander please make the most of our facility.
I currently have a mortgage with HSBC for my property in Sutton Coldfield. Conveyancing was finalised some time ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform HSBC?
Your original mortgage agreement with HSBC will provide that you need their approval prior to letting out your property as this is likely to be a breach of HSBC’s mortgage conditions. In many cases banks or building societies will permit you to let 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 HSBC directly. You need not do this via a HSBC conveyancing panel solicitor.
I was told three weeks ago that my mortgage has been agreed to by Nottingham. Is it usual for Nottingham to only issue the offer once my solicitor in Sutton Coldfield is approved on their conveyancing panel? Nottingham have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Nottingham to deal with your lawyer's application to be on the Nottingham conveyancing panel. There's no guarantee that your solicitor will be accepted.
My partner and I are selling our home in Sutton Coldfield and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Sutton Coldfield conveyancer would know this is not the case. For the life of me I don't know why the buyers used a factory type conveyancing outfit rather than a conveyancing solicitor in Sutton Coldfield. Having lived in Sutton Coldfield for many years we know of no issue. Should we get in touch with our local Authority to get confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
It has been 3 months following my purchase conveyancing in Sutton Coldfield took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.