I am selling my home in Buckden. Does the conveyancing practitioner have to be on the TSB conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the TSB conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently currently.
We previously appointed conveyancing lawyers based in Buckden on the HSBC solicitor panel. They have just billed me a separate sum for the legal aspects of the HSBC mortgage. Is this an additional conveyancing fee specified by HSBC?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your lawyer is entitled to levy a fee for this. The charge is not set by HSBC but by your Buckden conveyancing practitioner. Plenty of firms on the HSBC panel will levy ’dealing with mortgage’ fee but plenty of firms incorporate it on their overall fee.
Aldermore have agreed my home loan in principle, my bid on a house in Buckden has been agreed to, what happens next?
The property agent will need to be informed of your conveyancer's details (make sure the solicitors are on the bank’s approved list). Call up Aldermore or the broker and complete any outstanding documentation. Aldermore will instruct a valuer who will get in contact with the estate agent or seller to book a time for the valuation to take place. Once carried out (assuming no problems) it takes on average ten days to get a mortgage offer. Aldermore will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Buckden.
My offer on a semi in Buckden has been agreed to, the owners do nevertheless have an associated purchase. The owners have put an offer on a flat, however it’s not yet agreed to, and have viewings of other properties booked. I have selected a bricks and mortar conveyancing solicitor in Buckden. What do I do now? When do I get the mortgage application with TSB going?
It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of £1k, then valuation, Buckden conveyancing search fees, etc). The first thing to do is ensure that your lawyer is on the TSB conveyancing panel. Concerning the subsequent stages this very much dictated by the specifics of your case, motivation for the property and on the state of the market. In a rising market many buyers will apply for a home loan with TSB and arrange for the valuation and only if it was satisfactory would they ask their solicitor to proceed with searches.
What can a local search reveal about the property I am purchasing in Buckden?
Buckden conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search company for example PSG The local search is essential in every Buckden conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your new home. The search should supply information on, amongst other things, details on planning applications applicable to the property (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 13 subject headings.
4 months have gone by following my purchase conveyancing in Buckden took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Am I right to be suspicious by estate agents that I am dealing with are recommending a factory type conveyancing firm rather than a local Buckden conveyancing practice?
As with lots of service providers, often suggestions from family and friends can be very helpful. Yet there are many parties with a keen interest in a conveyancing transaction; estate agents, financial adviser and banks may suggest conveyancers to appoint. Sometimes the lawyers might be known to one of the organisations as experts in their field, but occasionally there might be a commercial relationship behind the endorsement. You have the discretion to appoint your preferred lawyer. You need to be aware that most mortgage providers have an approved list of solicitors you have to use for the mortgage aspect of your home move.
As co-executor for the estate of my father I am disposing of a house in Newport but reside in Buckden. My solicitor (who is 260 miles from mehas requested that I execute a stat dec ahead of the transaction finalising. Can you recommend a conveyancing lawyer in Buckden to witness this legal document for me?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are Buckden based