Recently been in touch with my conveyancing solicitor in Benton who conducted the legals two years ago and wanted a conveyancing estimate based on the same type of home move (a leasehold premises and a freehold premises) of almost identical values with a loan from Leeds Building Society. It looks as though am now being quoted double. Stick with what I know or do I try and find a cheaper internet property lawyer?
The charges are a little high. Where you are happy to spend time scrutinising prices you may be able to get the conveyancing a bit cheaper by perhaps a hundred pounds. That being said, assuming were satisfied with the service the firm gave you maycome to regret opting for an a cheaper lawyer. If is important to enquire the solicitor can act for Leeds Building Society. You can employ our search tool to choose a Benton conveyancing firm on the Leeds Building Society approved list of lawyers, which can often include conveyancing solicitors in Benton.
My conveyancer has discovered a defect with the lease for the flat we are buying in Benton. The other side have offered title insurance as a workaround. We are content with insurance and will pay for it. Our conveyancer has advised that he must check that the lender is willing to move forward with this solution. Who is the client here, us or the lender?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the lender are the client. Your lawyer must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.
We're in Benton, First time buyers buying with a mortgage (lender is Co-operative , and our lawyer is on the Co-operative conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Co-operative conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
About to purchase a new build apartment in Benton. Conveyancing is necessary evil 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 legal work.
Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Benton
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
Due to the input of my in-laws I had a survey completed on a property in Benton prior to instructing conveyancers. I have been advised that there is a flying freehold overhang to the property. Our surveyor has said that some banks tend not issue a mortgage on this type of property.
It varies from the lender to lender. Lloyds has different requirements from Halifax. Should you wish to call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Benton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Benton to see if the conveyancing will be more expensive.
Should one remove a deceased person's name from the title register for a property in Benton?
Where a Benton property is co-owned and one of the owners passes away, their name will not automatically be removed from the Land Registry title. You are not required to amend the title as in the event of a disposal you would just be asked to supply proof as to the reason the joint owner is not a party to the transfer, such as the probate documents.
With a view to making the sale conveyancing more straight forward in the future you may arrange to have the deceased party erased from the title by applying to HM Land Registry with proof of the death. There is no land registry fee payable.