Having been referred to your organisation we were about to go ahead with a conveyancing solicitor in West Barnes listed using your comparison tool but stumbled across alternative costs illustrations via the web seem less pricey – how come?
There are hundreds of conveyancing outfits advertising theoretically looks to be the cheapest conveyancing in West Barnes. You should think twice about how much you respect your own move to you are willing to take 'cheap' risks with regard to the standard of the conveyancing. Many of them highlight a budget quote to grab your attention but hide additional charges in the fine print..
I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a West Barnes solicitor on the Co-operative panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Co-operative 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 Co-operative mortgage from the register. Co-operative, 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 Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
I have decided to exercise my right to buy my property in West Barnes off the council. I have a mortgage offer with Yorkshire BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
I am selling my house. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, UBS are being a right pain. The West Barnes solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
How does conveyancing in West Barnes differ for newly converted properties?
Most buyers of new build residence in West Barnes approach us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is finished. This is because house builders in West Barnes typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in West Barnes or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. West Barnes is where the house is located. Can you shed any light on this issue?
Flying freeholds in West Barnes are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in West Barnes you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Barnes may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
What can I do where I am dissatisfied with the solicitor who carried out our conveyancing in West Barnes?
Occasionally the level of service you receive is not as you expect, and is is a fact of life that sometimes things do go wrong. Nevertheless there is recourse if you were dissatisfied with your conveyancing in West Barnes. This varies from trying to resolve matters directly with them, through to reporting a lawyer to their governing body. If things still aren’t sorted out you may consider enlisting the help of the Legal Ombudsman.