My fiance’s dad is a property lawyer. I expect that I will receive preferential pricing for conveyancing, However if that does not come through, what level of fees should I be paying for conveyancing in Benfleet?
It’s advisable to look for multiple conveyancing estimates. Make use of our search tool on this page. The amounts will be different but service levels do differ between solicitors as is the case with the vast majority of professional services.
My father informed me that in buying a property in Benfleet there could be various restrictions as to what one can do in terms of external alterations to a property. Is this right?
We are aware of a number of properties in Benfleet which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Benfleet should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
The mortgage over my property is with HSBC for my property in Benfleet. Conveyancing has been completed some time ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform HSBC?
You must advise HSBC in advance of renting your property as this is likely to be a breach of HSBC’s mortgage conditions. It may be that HSBC will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. It should not be necessary to do this via a HSBC conveyancing panel solicitor.
The formalities of my purchase has taken place for my property in Benfleet. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Various internet forums that I have frequented warn that are the main reason for obstruction in Benfleet conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of hindrances in the conveyancing process. Local searches are not likely to be the root cause of delay in conveyancing in Benfleet.
How does conveyancing in Benfleet differ for new build properties?
Most buyers of new build premises in Benfleet approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is constructed. This is because developers in Benfleet typically purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Benfleet or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Benfleet is the location of the property. Can you shed any light on this issue?
Flying freeholds in Benfleet are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Benfleet you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Benfleet may decide 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.
Do I need to be wary that 3rd parties that I am dealing with are recommending a web based conveyancing firm rather than a High Street Benfleet conveyancing firm?
As is the case with lots of service providers, often suggestions from connections can be worth their weight in gold. Yet there are numerous people with a vested interest in a conveyancing matter; estate agents, financial adviser and banks might all recommend conveyancers to choose. Sometimes these lawyers might be known to one of the organisations as experts in their field, but occasionally there may be a financial incentive behind the endorsement. You are free to appoint your own conveyancer. However, bear in mind that many lenders specify a panel list of solicitors you must use for the mortgage related work in your transaction.