As someone with no idea as to conveyancing in Ashtead what’s your top tip you can impart concerning the legal transfer of property in Ashtead
You may not hear this from too many lawyers but conveyancing in Ashtead and elsewhere in Surrey is often a confrontational process. Put another way, when it comes to conveyancing there is an abundance of opportunity for friction between you and others involved in the transaction. E.g., the seller, property agent and sometimes a bank. Selecting a solicitor for your conveyancing in Ashtead is a critical decision as your conveyancer is your adviser, and is the SOLE person in the legal process whose interest is to protect your legal interests and to keep you safe.
We are witnessing a worrying emergence of a "blame" culture- someone has to be at fault for the process taking so long. We recommend that you should always trust your solicitor above the other players in the conveyancing process.
What happens if my solicitor is suspended from the RBS Solicitor panel ahead of completing my conveyancing in Ashtead?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I am downsizing from our home in Ashtead and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A high street Ashtead lawyer would know this is not the case. For the life of me I don't know why the purchasers are using a national conveyancing practice rather than a conveyancing solicitor in Ashtead. Having lived in Ashtead for 4 years we know that this is a non issue. Do we get in touch with our local Authority to get clarification that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
2 months have elapsed following my purchase conveyancing in Ashtead took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the guidance of my in-laws I had a survey completed on a house in Ashtead ahead of retaining conveyancers. I have been advised that there is a flying freehold aspect to the property. My surveyor advised that some banks may refuse to issue a mortgage on this type of house.
It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. If you call us we can check 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 Ashtead. Conveyancing will be smoother if you use a solicitor in Ashtead especially if they are acquainted with such properties in Ashtead.
Do I cancel my mortgage payments with UBS once a completion date for my sale in Ashtead has been agreed?
No, you must keep meeting any mortgage payments to UBS until the mortgage is paid off on completion as part of your Ashtead conveyancing.