How can we tell if a Beverley conveyancing solicitor on the Santander panel is any good?
When it comes to conveyancing in Beverley obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor conducting your conveyancing.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Beverley property lawyer on the Santander panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
After months of negotiation I have agreed a price on a house in Beverley. My mortgage broker recommended their conveyancers. I paid an advanced payment of £225. A few days later, the conveyancer contacted me to say that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Should commercial conveyancing searches disclose impending roadworks that may affect a commercial premises in Beverley?
Many commercial conveyancing solicitors in Beverley will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Beverley. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Beverley.
For each commercial conveyancing transaction in Beverley it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may result in delays to Beverley commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Beverley.
I am buying a new build flat in Beverley. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Beverley
-
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? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision.
I opted to have a survey carried out on a property in Beverley in advance of appointing lawyers. I have been informed that there is a flying freehold aspect to the property. The surveyor has said that some banks may refuse to grant a mortgage on this type of house.
It depends who your proposed lender is. Lloyds has different instructions from Nationwide. Should you wish to telephone us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Beverley. Conveyancing may be slightly more expensive based on your lender's requirements.
I'm remortgaging my existing home to a buy to let loan with Platform Home Loans Ltd and intend to use the remaining equity towards another house. The area we are looking at is Beverley. Will your solicitors be able to act for both sets of lenders and link together the two deals?
Do use our search tool on this page to ensure that the lawyers are on the relevant lender panels. Assuming that they are the lawyer should be able to connect the two conveyancing matters but you should talk with you conveyancer and make clear your expectations and needs.
Builders have put forward a lawyer and I've obtained a quote from them. They are nearly three hundred pounds less expensive than my local Beverley lawyer. Should I use them?
Housebuilders frequently have lists of conveyancers who are quick and who know the developer’s documentation and solicitor. Plenty of developers offer an incentive to select a preferred solicitor for this reason, any increased charges can be avoided and a developer will not put forward a conveyancing warehouse and run the risk of having the transaction stall when they need an exchange within a tight deadline. The argument for not opting for the suggested lawyer is that they may prove unwilling to 'push' your interests for fear of alienating the sellers. If you worry that this may be the case you should stick with your local Beverley lawyer.