is it true that all Whitchurch conveyancing solicitors on the Coventry BS conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Coventry BS conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Some banks do list licenced conveyancers on their panel and in that case the practice would be overseen by the CLC.
We previously selected conveyancers locally in Whitchurch on the Nationwide solicitor panel. They have just billed me a supplemental charge for dealing with the Nationwide mortgage. Is this a supplemental conveyancing fee set by Nationwide?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your conveyancer is entitled to levy a fee for this. This charge is not dictated by Nationwide but by your Whitchurch solicitor. Plenty of firms on the Nationwide panel will charge ’dealing with mortgage’ fee but many practices incorporate it on their overall fee.
I have paid off my mortgage with Nationwide. I assume I don't need a Whitchurch solicitor on the Nationwide panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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 Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
I need some fast conveyancing in Whitchurch as I have a deadline to complete inside one month. A home loan is not required. Is it possible to decline from having conveyancing searches to save fees and time?
As you are are a mortgage free buyer you have the choice not to have searches carried out although no solicitor would advise that you don't. Drawing on our experience of conveyancing in Whitchurch the following are instances of what can arise and adversely affect future mortgageability: Refused Planning Applications, Overdue Charges, Outstanding Grants, Unadopted Roads,...
How does conveyancing in Whitchurch differ for new build properties?
Most buyers of new build or newly converted property in Whitchurch come to us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because developers in Whitchurch typically buy the land, 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 conveyancing solicitors 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 used to new build conveyancing in Whitchurch or who has acted in the same development.
I have been on the look out for a flat up to £305k and found one round the corner in Whitchurch I like with amenity areas and station nearby, the downside is that it's only got 52 years unexpired on the lease. There is not much else in Whitchurch for this price, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a mortgage that many years may be an issue. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.
My uncle has urged me to instruct his conveyancers in Whitchurch. Do I take his guidance?
Much as we are happy to recommend a Whitchurch conveyancing lawyer the best way to choose a conveyancing lawyer is to seek feedback from friends or family who have actually experience in using the conveyancer you're contemplating using.