I decided to go with a Beacon Hill based solicitor for our conveyancing in Beacon Hill last week. After carefully reading the official terms of business I notewe are on the hook for fees even if the movedoes not happen. Should I go with them or appoint an on-line conveyancing company offering no move no charge conveyancing in Beacon Hill?
It is usually ‘give and take’ in that if "No Completion No Fee" is advertised then the conveyancing charges will generally be more expensive to neutralise the conveyances that do not proceed. Dont forget that such promotions rarely protect you from outlay for instance Beacon Hill conveyancing search fees.
My grandmother passed away 10 months ago and as sole heir and executor I was left the house in Beacon Hill. The house had a small mortgage remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Co-operative, pay off the mortgage. Is this allowed?
Given you intend to re-mortgage then Co-operative will insist on your using a conveyancer on the Co-operative conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Co-operative conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Co-operative mortgage is registered as a charge at the Land Registry.
We previously chose solicitors with offices in Beacon Hill on the Kent Reliance solicitor approved list. They are now charging me a further sum for handling the Kent Reliance mortgage. Is this an additional conveyancing fee specified by Kent Reliance?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your lawyer can levy a fee for this. The fee is not dictated by Kent Reliance but by your Beacon Hill solicitor. Numerous firms on the Kent Reliance panel will levy ’dealing with mortgage’ fee and others do not.
How can we know in advance if a Beacon Hill conveyancing solicitor on the TSB panel is any good?
When it comes to conveyancing in Beacon Hill getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer handling your transaction.
We are getting the release of further funds on our mortgage from Clydesdale as we want to carry out renovations to our house in Beacon Hill. Do we need to choose a high street Beacon Hill solicitor on the Clydesdale conveyancing panel to deal with the paperwork?
Clydesdale would not normally appoint a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale list.
I used Stirling Law a few years ago for my conveyancing in Beacon Hill. I now require my papers but the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Beacon Hill of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Just had an offer accepted on a new build flat in Beacon Hill. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Beacon Hill
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
My husband and I are new to the buying process - had an offer accepted, but the selling agent has warned us that the owners will only move forward if we appoint their preferred lawyers as they need an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer who is accustomed to conveyancing in Beacon Hill
It is highly unlikely the owners are behind this. Should the vendor require ‘a quick sale', alienating a serious purchaser is likely to cause more damage than good. Try to communicate with the sellers directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are chain free (d) you wish to move quickly (e)however you intend to use your preferred Beacon Hill conveyancing solicitors - not the ones that will give the negotiator at the agency a commission or meet his conveyancing targets demanded by senior management.