We opted for a Wiveliscombe based solicitor for my conveyancing in Wiveliscombe recently. After carefully reading the Ts and Cs I notewe are liable for fees even if the dealfalls through. Should I ditch them and instruct a web based firm promising no-sale-no-fee conveyancing in Wiveliscombe?
Generally there is a compromise along the lines that if "No Completion No Fee" is available then the conveyancing charges will tend to be be higher to offset the cases that fail to complete. You should be mindful that such arrangements tend not to protect you from outlay such as Wiveliscombe conveyancing search costs.
I have paid off my mortgage with Nationwide. I assume I don't need a Wiveliscombe lawyer 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 can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Wiveliscombe building society branch on numerous occasions and was reassured it wasn't an issue and they will lend. My Wiveliscombe conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
The conveyancer must comply with the CML Handbook Part 2 specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Intending to buy a flat in Wiveliscombe. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Yorkshire BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Wiveliscombe property lawyer is on the Yorkshire BS conveyancing panel.
I've recently found out that there is a flying freehold element on a property I have offered on last month in what was supposed to be a quick, chain free conveyancing. Wiveliscombe is the location of the property. Can you shed any light on this issue?
Flying freeholds in Wiveliscombe are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Wiveliscombe you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wiveliscombe may determine 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 premises.
I am using a search engine for the words conveyancing in Wiveliscombe it reveals many property lawyersin the area. With so much choice what is the best way to find the right conveyancing solicitor for me?
The preferential method of finding the right conveyancer is through a trusted recommendation, so ask colleagues and relatives who have purchased a property in Wiveliscombe or the reputable estate agent or mortgage broker. Fees for conveyancing in Wiveliscombe differ, so it's advisable to request a minimum of four quotes from different property lawyers. Dont forget to clarify that the fees are fixed.
One month into buying a property in Wiveliscombe. Conveyancing solicitor has phoned to say the title is "Leasehold". Does this adversely affect the salability of the property?
Wiveliscombe conveyancing does not usually involve leasehold houses. The crucial consideration here is the length of lease and the ground rent. If there are over a hundred years remaining with a nominal rent, it's essentially freehold, so it’s unlikely to impact the saleability too much.
At the other end of the spectrum, if it's, say, Sixty years it will have a adverse effect on the saleability, and most likely wouldn't be acceptable to the lender. The length of lease and ground rent will be specified in the lease provided to your lawyer.