I have a decision in principle. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to appoint their panel conveyancer as I would prefer to use a Aintree based conveyancing firm?
You should check but the chances are that give you one of their panel lawyers where you accept the "fee-free" deal. Contact the lender to check if they make available a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor near Aintree.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Aintree lawyer on the UBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your UBS 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 UBS mortgage from the register. UBS, 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 UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
I am due to exchange contracts on my house. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Kent Reliance are being pedantic. The Aintree solicitor who is on the Kent Reliance conveyancing panel is recommending indemnity insurance as a solution but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.
Intending to buy a flat in Aintree. 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 Principality 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 Aintree lawyer is on the Principality conveyancing panel.
I am looking for a flat up to £245,000 and identified one round the corner in Aintree I like with amenity areas and transport links in the vicinity, the downside is that it only has 61 years on the lease. I can't really find anything else in Aintree for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a home loan that many years will be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of twenty four months you could request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
Is there anything unique about your site and other online quote calculators when it comes to conveyancing in Aintree?
At this site obtain a conveyancing quote via a Solicitor or Licensed Conveyancer that has a full understanding of the issues for your conveyancing in Aintree. As opposed to estate agents and many comparison sites we do not charge firms a commission if you choose them for your home move in Aintree
My cousin has suggested that I instruct his lawyers for conveyancing in Aintree. Should I choose my own property lawyer?
Much as we are happy to recommend a Aintree conveyancing lawyer the ideal way to find a conveyancing solicitor is to seek referrals from friends or family who have actually previously instructed the firm you're are thinking of instructing.
Builders have put forward a lawyer and I've sought an estimate from them. It's nearly £250 less expensive than my family Aintree lawyer. What's the catch?
Builders often have lists of conveyancers who are quick and who know the seller’s documentation and conveyancing practitioner. As many developers offer an inducement to select their approved conveyancing practitioner for this reason, any increased fees can be avoided and a developer won't recommend a conveyancing factory and run the risk of having the transaction delayed when they demand an exchange inside a month. A counter-argument for not agreeing to use the suggested conveyancing practitioner is that they may be unwilling to 'push' your interests for fear of upsetting the sellers. Where you have concerns that this may be the case you should stick with your local Aintree lawyer.