Why would I use a Buckden conveyancing firm given that internet based conveyancers are so much cheaper?
By all means make sure that you scrutinise conveyancing costs in Buckden and you should seek an affordable quote but don’t waste your energy getting the cheapest Buckden conveyancer. Locating the right conveyancer can be the distinction between a seamless and a stressful house move. You need to ensure that you have expert guidance from an experienced solicitor. An e-mail can never take the place of a telephone call and are no substitute for a face to face consultation. Our partner firms will allocate you a qualified and trusted conveyancing solicitor who can tackle your conveyancing from beginning to end, giving the sort of personalised service that you will never get with an online conveyancer. He or She will contact you regularly to update you on any developments making sure that you are regularly updated. Should you need to phone the firm you will be sure who to ask for and we'll endeavour to make sure that you're not left wondering what's going on.
When it comes to mortgage companies such as Santander, do Buckden conveyancing practitioners incur a yearly amount to be on the list of approved solicitors?
We are not aware of any mortgage company fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
I have paid off my mortgage with HSBC. I assume I don't need a Buckden lawyer on the HSBC panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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 HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Buckden solicitor - who is on the Leeds Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society 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. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Buckden postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in Buckden.
A friend suggested that if I am purchasing in Buckden I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally included in the estimate for your Buckden conveyancing searches. It is not a small document of more than thirty pages, listing and detailing significant information about Buckden around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Buckden Education with plans and statistics, Local Amenities and other useful data regarding Buckden.
I have recentlyfound out that Arc property Solicitors have closed. They carried out my conveyancing in Buckden for a purchase of a freehold house 9 months ago. How can I establish that my home is registered correctly in the name of the former proprietor?
The easiest method to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Buckden conveyancing specialists.
How does conveyancing in Buckden differ for new build properties?
Most buyers of new build or newly converted property in Buckden approach us having been asked by the builder to exchange contracts and commit to the purchase even before the house is finished. This is because builders in Buckden tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Buckden or who has acted in the same development.
Why is New Build conveyancing in Buckden more costly?
Conveyancing in Buckden for newly converted or new build homes can sometimes involve adoption of highways & drains, building regulations approval, planning permission, new build warranties such NHBC as well as supplemental investigations and contractual concerns.