I have given 8 weeks notice to my existing landlord and have to be out of my rented property in Botany Bay by the end of next month. Conveyancing on my purchase is underway. Is it possible to complete in 5 weeks as don't want to have to move into short term accommodation?
It is unwise to give notice on a rental until exchange of contracts has taken place. If you have not already done so, notify to your conveyancer and request that they chase the other lawyers, try to an acceptable time-line that all parties will look towards
We are looking to buy a property and require a conveyancing solicitor in Botany Bay who is on the HSBC approved panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for HSBC . We don't recommend any particular firms conducting conveyancing in Botany Bay.
My grandmother passed away 10 months ago and as sole heir and executor I was left the house in Botany Bay. The house had a relatively small loan left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Principality, pay off the mortgage. Is this possible?
Where you intend to re-mortgage then Principality will require that you use a conveyancer on the Principality conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Principality conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Principality mortgage is registered as a charge at the Land Registry.
We had instructed conveyancing lawyers based in Botany Bay on the Bank of Ireland solicitor panel. They have just invoiced me an additional fee for the legal aspects of the Bank of Ireland mortgage. Is this an additional conveyancing fee set by Bank of Ireland?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your conveyancing practitioner may charge a fee for this. This fee is not set by Bank of Ireland but by your Botany Bay conveyancing practitioner. Some firms on the Bank of Ireland panel will charge an ‘acting for lender’ fee and others do not.
Can I be sure that the Botany Bay conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in Botany Bay seeking recommendations is a good start. 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 advocate that you speak with the solicitor carrying out your transaction.
Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Botany Bay solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS 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 Botany Bay 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.
Over the last few months I have been searching for a ground for flat up to £235,500 and identified one near me in Botany Bay I like with amenity areas and transport links nearby, however it only has 52 remaining years left on the lease. There is not much else in Botany Bay suitable, so just wondered if I would be making a grave error purchasing a short lease?
If you need a mortgage the remaining unexpired lease term may be problematic. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of 2 years you can 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 solicitor concerning this matter.
I was recommended by a few property agents in Botany Bay to get a quote from a property lawyer using your seach tool. Is there a financial inducement for Estate Agents to market your services ahead of a competitor’s?
We refuse to give any referral fee for directing people in our direction. We found it would be just too difficult to pay a commission as members of the public would think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.