After what seems like an age a loan agreement from Santander for the refinancing of my 2 room apartment is coming within the next few days. Are you able to suggest a cheap conveyancing lawyer in Bearsted?
You have come to the wrong place to search for the lowest fares for conveyancing solicitors in Bearsted. Our goal is to offer cost effective conveyancing but we do not aim to work with the cheapest lawyers. Avoid the trap of appointing organisations enticing you with low cost conveyancing in Bearsted. Optimistically, in choosing a lawyer for cheap conveyancing, you will earn what you pay for and at worst you will end up with a surprising uplift in extras and still not end up with the service expected.
My son is in the process of securing a house that has just been built in Bearsted with a home loan from Barclays. His conveyancer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The document is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Barclays conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Barclays conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Why is leasehold purchase conveyancing in Bearsted costs more?
Bearsted leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving applicable notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
Please explain the implications if my lawyer’s firm is expelled from the Principality Conveyancing panel ahead of completing my conveyancing in Bearsted?
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.
Me and my partner are purchasing a flat in Bearsted. I might seem paranoid but how we can trust a solicitor? On completion day we have to put funds into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Bearsted property lawyer on the Nationwide panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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 Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
Principality have agreed my home loan in principle, my bid on a property in Bearsted has been accepted, what are the next steps?
Your property agent will need to be advised as to your conveyancer's details (be sure the solicitors are on the lender’s panel). Contact Principality or the broker and finalise any relevant documentation. Principality will appoint a valuer who will get in touch with the estate agent or seller to schedule an appointment. Once conducted (assuming no problems) it takes about a week to get a mortgage offer. Principality will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Bearsted.
Why can I not complete my conveyancing in Bearsted on Easter Monday?
This is due to the fact that on completion the money will be transferred electronically between the banks of the buyer and owner’s conveyancer and currently this can only take place on a business day. It is not possible to complete on a saturday or sunday either.