My family lawyer has given a fee estimate £995 for no sale no fee conveyancing in Broadstairs. I’m hoping to downsize from a newly refurbished property for £125,000. Are these conveyancing fees excessive? Is it above the average fee for conveyancing in Broadstairs?
The estimate does seem a tad steep. If you are happy to spend time comparing costs you might shave off some of the expense by as much as £125. On the other hand, you maylive to regret opting for an an unknown solicitor. If is important to ensure that the firm can represent your lender. Do use our comparison tool to select a Broadstairs conveyancing practice on the banks approved list of lawyers which can often include conveyancing solicitors in Broadstairs.
My husband and I are hoping to buy a newbuild flat in Broadstairs with a residential mortgage from TSB.We like our Broadstairs conveyancing lawyer but TSB advised that her practice is not listed on their "panel". It seems we have no choice but to instruct a TSB panel lawyer or keep our local solicitor and fork out for a TSB panel lawyer to represent them. This seems very unfair; Can we not simply insist that TSB use our lawyer?
No, not really. The home loan issued to you is subject to its various provisions, a common one being that solicitors needs to be on the TSB solicitor panel. in the past, most banks had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for TSB
My stepmother advised me that in purchasing a property in Broadstairs there could be various restrictions as to what one can do in terms of external changes to the property. Is this right?
We are aware of a number of properties in Broadstairs which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Broadstairs should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My wife and I are in the process of viewing houses in Broadstairs and I am now considering a potential offer. Should I already have a conveyancing practitioner in place at this stage? I am planning to take a home loan with Co-operative.
It would be sensible to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are getting a mortgage with Co-operative, ask your prospective lawyers if they are on the Co-operative conveyancing panel otherwise they can't do the mortgage legal work.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Broadstairs lawyer on the Lloyds panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds 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 Lloyds mortgage from the register. Lloyds, 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 Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
I have been told that property searches are a common reason for stalling in Broadstairs conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not feature within the common causes of delays in the conveyancing process. Local searches are unlikely to be the root cause of holding up conveyancing in Broadstairs.
I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Broadstairs is where the house is located. Can you shed any light on this issue?
Flying freeholds in Broadstairs are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Broadstairs you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Broadstairs may ascertain 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 property.
I'm remortgaging my current house to a buy to let mortgage with National Westminster Bank and I will use the rest of the raised equity as a down payment on further property. The neighborhood we are looking at is Broadstairs. Will your lawyers be able to act for the two banks and tie in the two deals?
Do use our comparison tool on this page to be sure that the conveyancers are on the relevant lender panels. Having checked that they are the solicitor should be able to simultaneously deal with the two conveyancing matters but you should talk with you solicitor and communicate your desired outcome and needs.