I am not in a position to travel far from Beacon Hill. What is the rationale as to why all Beacon Hill conveyancing practitioners aren't included on all lender panels?
Pre- 2008 most banks demonstrated an attitude to risk which differs from the current day. The FSA in 2010 carried out a thematic review into mortgage fraud which in summary warned lenders: know the property lawyers on your panel. Consequently, lenders have subsequently requiredmore information from law firms regarding their processes and the individuals employed by them and set certain criteria such as completing a minimum volume of transactions. Many firms have found themselves excluded from lender panels even though they had an exemplary track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms found it impossible meet the minimum amount of transactions the lenders insisted on.
If you had a top tip for selecting a conveyancing solicitor in Beacon Hill what would it be?
Do not opt for the lowest Beacon Hill conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
Can you point me to a directory of Principality panel conveyancers in Beacon Hill on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association sites. A small selection of mortgage companies make their panel listings open the public online. If you are looking for a Beacon Hill property lawyer on the Principality please use our facility.
About to purchase flat in Beacon Hill. 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 Lloyds 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 Beacon Hill conveyancing practitioner is on the Lloyds conveyancing panel.
It has been 3 months following my purchase conveyancing in Beacon Hill completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. 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 property 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.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Beacon Hill is the location of the property. Is there any guidance you can impart?
Flying freeholds in Beacon Hill are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Beacon Hill you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Beacon Hill may ascertain 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.
How can the Landlord & Tenant Act 1954 impact my business property in Beacon Hill and how can you help?
The particular law that you refer to provides security of tenure to business lessees, giving them the legal entitlement to apply to court for a renewal lease and continue in occupation when the lease comes to an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and help with commercial conveyancing in Beacon Hill
My uncle has recommend that I instruct his conveyancing solicitors in Beacon Hill. Should I choose my own property lawyer?
No doubt it’s preferable to find a conveyancing solicitor is to have guidance from friends or relatives who have actually experience in using the conveyancer that you are are thinking of instructing.