We note that you have a post code search directory identifying firms on the UBS conveyancing panel. Do firms pay you a referral fee if I appoint them for our conveyancing in Ash?
We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Ash.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Ash?
Two types of professional can do conveyancing in Ash namely licenced conveyancers or solicitors. Both professionals provide conveyancing services that required to complete the disposal or acquisition of property. They are both duty bound to conduct Ash conveyancing on similar quality and guidelines so you can be safe in the knowledge that your conveyancing will be professionally carried out and that all requirements and procedures will be suitably followed.
When it comes to lenders such as Virgin Money, do Ash solicitors face a yearly amount to be on the conveyancing panel?
We are unaware of any lender fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
After shopping around on the internet I have found a Ash solicitor having checked that they are on the HSBC conveyancing panel. Does my lawyer arrange the survey of the property?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Ash surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Due to the advice of my in-laws I had a survey completed on a property in Ash ahead of instructing solicitors. I have been informed that there is a flying freehold aspect to the house. Our surveyor advised that some banks will refuse to grant a loan on such a property.
It varies from the lender to lender. Santander has different instructions from Nationwide. If you contact us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Ash. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ash to see if the conveyancing costs will increase in light of this.
Should I be suspicious about brokers that I am dealing with are encouraging me to use an internet conveyancing firm as opposed to a High Street Ash conveyancing company?
As is the case with lots of professional services, often suggestions from connections can be worth their weight in gold. But there are many parties with a vested interest in a conveyancing matter; estate agents, financial adviser and lenders might all put forward conveyancers to appoint. Sometimes the solicitors might be known to one of the organisations as one of the best in their field, but sometimes there exists a commercial relationship behind the endorsement. You are at liberty to appoint your own conveyancer. Don't forget that the majority of banks have an approved list of solicitors you must use for the mortgage related work in your transaction.
Am I better off to instruct a Ash conveyancing practitioner in close proximity to the house I am purchasing? We have a good friend who can carry out the conveyancing however her office is 200miles away.
The primary upside of using a high street Ash conveyancing practice is that you can drop in to sign documents, deliver your identification documents and pester them if necessary. They will also have local knowledge which is a benefit. That being said it's more important to get someone that will pull out all the stops for you. If you know people who used your friend and they were happy that should outweigh using an unknown Ash conveyancing lawyer just because they are local.
We own a leasehold flat in Ash. Conveyancing was completed in five years ago. I have heard that I should not let the the remaining lease term to get too low. Why is that a problem?
Ash leasehold properties are for a fixed period - usually 99 years when they are first granted. However a significant flats in Ash were built or converted 30 or more years ago and so these leases now have under eighty years left to run. This may seem like a long time however Banks, Building Societies and other mortgage institutions on the whole require leases to have at least 75 years left to adequate security. Accordingly when you come to sell the property you will need to extend the term of your lease if you are approaching 75 years. To optimize the marketability of your property you should be thinking about whether to extend your lease well in advance of selling the property. You should note that there are strong financial reasons to doing so before the lease reaches even eighty years as when the lease falls below 80 years the amount you have to pay to extend starts to increase.