What is the difference between a licensed conveyancer and conveyancing solicitor in Benton
There are two types of lawyers who can do conveyancing in Benton namely licenced conveyancers or solicitors. The two can handle conveyancing services that required to complete the sale or acquisition of property. They are both required to perform Benton conveyancing to the same standards and guidelines so you may be safe in the knowledge that your conveyancing will be properly conducted and that the requisite steps will be accurately taken.
Last month we had a mortgage agreed in principle with Virgin Money. Benton conveyancing practitioners are instructed. How long does it take for Virgin Money to issue the offer to the solicitor?
Some lenders take longer than others. Have Virgin Money conducted the valuation? Have you informed Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Benton solicitor - who is on the TSB conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Benton surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
What will a local search tell me about the property we're buying in Benton?
Benton conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search organisations for instance Onsearch The local search is essential in every Benton conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your property. The search will supply data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
I used Wolstenholmes a few years ago for my conveyancing in Benton. Now, I need my files however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Benton of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Over the last few months I have been searching for a leasehold apartment up to £305k and identified one round the corner in Benton I like with open areas and transport links in the vicinity, the downside is that it's only got 51 years unexpired on the lease. There is not much else in Benton for this price, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a home loan that many years may be a potential deal breaker. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.
My father has encouraged me to instruct his conveyancing solicitors in Benton. Should I use them?
No doubt the best way to choose a conveyancing solicitor is to have recommendations from friends or relatives who have previously instructed the conveyancer that you are are thinking of instructing.
We are considering instructing an online property lawyer as opposed to a Benton conveyancing firm. Should I ‘stay local’?
There are advantages of being able to pop in to a local Benton conveyancing solicitor for instance
- signing documents same day
- often being able to speak to someone face-to-face can make a significant difference, particularly for more complex house moves
- the ability to complain if things need to addressed
When checking estimates, look out for hidden extras. The majority decent Benton high street solicitors give an all-inclusive price. Many online agents seem to offer discounted prices, but have hidden 'extras' in the fine print.