Our family lawyer has sent a quote for £1700 for leasehold conveyancing in Upper Walthamstow. I am hoping to sell a Edwardian property for £175,000. Is this too much? Is it above the average fee for conveyancing in Upper Walthamstow?
The charges are a bit high. If you shop around you might decrease the fees marginally by perhaps £100 plus VAT. That being said, you maycome to rue choosing an an untested solicitor. Remember to enquire the solicitor can also act for your mortgage company. You can make use of our search tool to select a Upper Walthamstow conveyancing company on the lender’s member panel which can often include conveyancing solicitors in Upper Walthamstow.
It is is a decade since I acquired my property in Upper Walthamstow. Conveyancing lawyers have recently been instructed on the sale but I am unable to track down the deeds. Is this a problem?
Don’t worry too much. First the deeds may be kept by the mortgage company or they could still be with the lawyers who handled the purchase. Secondly in most cases the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining current official copies of the land registers. The vast majority of conveyancing in Upper Walthamstow relates to registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.
I have today made my last payment due on my mortgage with Virgin Money. I assume I don't need a Upper Walthamstow solicitor on the Virgin Money panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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 Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
I currently have a mortgage with UBS for my property in Upper Walthamstow. Conveyancing was finalised months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform UBS?
You must advise UBS before renting your property as this is likely to be a breach of UBS’s mortgage conditions. It may be that UBS 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 UBS directly. It should not be necessary to do this via a UBS conveyancing panel lawyer.
I have instructed a Upper Walthamstow solicitor having made sure that they are on the Leeds Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society 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 solicitor 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 Upper Walthamstow postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in Upper Walthamstow.
A friend suggested that if I am purchasing in Upper Walthamstow I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes included in the estimate for your Upper Walthamstow conveyancing searches. It is a large document of more than thirty pages, listing and setting out important information about Upper Walthamstow around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Upper Walthamstow Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Upper Walthamstow Education with maps and statistics, Local Amenities and other useful information regarding Upper Walthamstow.
I am using a search engine for the term on line conveyancing in Upper Walthamstow it shows results of numerous conveyancerslocally. With so much choice what is the best way to find the right solicitor for my move?
The preferential method of choosing the right conveyancer is via trusted recommendation, so seek the opinion of colleagues and those you trust who have bought a property in Upper Walthamstow or a local estate agent or financial adviser. Fees for conveyancing in Upper Walthamstow vary, so it's a good idea to secure at least three fee calculations from different companies. Dont forget to clarify that the fees are fixed.