IfI was to buy a simple residential housein Warwickshire for cash and have no survey and no local authority searches how much could I expect to have to pay for conveyancing in Warwickshire?
The sole reduction in fees you would make on is the costs for searches. Your conveyancer is obliged to do the vast majority of work - money laundering, communicating with the vendors conveyancing practitioner, stamp duty submission, register the title etc. A marginal saving might be made by not needing to register a charge however it will not be a lot.
As someone not used to conveyancing in Warwickshire what’s the number one tip you can give me concerning the house moving process in Warwickshire
Not many law firms or advisers will tell you this but conveyancing in Warwickshire and elsewhere in England and Wales is an adversarial process. Put another way, when it comes to conveyancing there exists plenty of opportunity for friction between you and other parties involved in the house moving process. For instance, the seller, property agent and on occasion a mortgage company. Appointing a lawyer for your conveyancing in Warwickshire should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the process whose interest is to act in your best interests and to protect you.
Every so often a potential adversary may try and sway you that you should follow their advice. As an example, the property agent may claim to be assisting by suggesting your lawyer is wrong. Or your mortgage broker may advise you to do something that is against your conveyancers guidance. You should always trust your lawyer above all other parties in the home moving process.
I happen to be the only recipient of my late mum's estate and I have everything in my name now, including the house in Warwickshire. Conveyancing formalities meant that the Land Registry date was in December. I want to move. I do know about the CML six month 'rule', which means that my proprietorship may be treated the same way as if I'd bought the house in December. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. How practical a view banks take of it, depend on the bank as this provision is primarily there to pick up on subsales or the wholesaling and assigning of property.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Warwickshire conveyancing practitioner on the Yorkshire BS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
Completion of my purchase has taken place for my property in Warwickshire. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
3 months have gone by following my purchase conveyancing in Warwickshire completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. 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 property 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.
My mum and dad are having difficulties in finding their Warwickshire property on the HM Land Registry website. They recall that sixty years ago when they acquired the bungalow there were complications concerning Warwickshire not being identified on some systems.
Almost all premises in Warwickshire should appear. Have you endevoured to search to simply the postcode. Normally it should mention all the residences inside that postcode. Assuming the property is registered it will be there with a title number. If they bought 50 years ago it's conceivable it may be not yet registered. The address may still be revealed but with the title number identified as 'na'. In this scenario you will need to track down the original title papers which could be with your parent’s bank.