In the event thatI was to buy a freehold propertyin Bury mortgage fee and have no survey and no local authority searches how much should I expect to have to pay for conveyancing in Bury?
Any savings you would make will be limited to the costs for searches. Your property lawyer still got to do everything else - money laundering, correspond with your sellers lawyer, stamp duty return, register the title etc. You might save a bit for them not having to register a charge but it will not be meaningful.
My aunt passed away six months ago and as sole heir and executor I was left the property in Bury. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Leeds Building Society, pay off the mortgage. Is this allowed?
Given you plan to refinance then Leeds Building Society will insist on your using a conveyancer on the Leeds Building Society 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 Leeds Building Society 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 Leeds Building Society mortgage is registered as a charge at the Land Registry.
Various web forums that I have visited warn that are the number one reason for obstruction in Bury house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not figure within the common causes of delays in the conveyancing process. Local searches are not likely to be the root cause of slowing down conveyancing in Bury.
I used Stirling Law a few years ago for my conveyancing in Bury. I now require my papers but the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bury of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying my first flat in Bury with the aid of help to buy. The sellers would not budge the amount so I negotiated 6k of additionals instead. The house builders rep told me not disclose to my solicitor about the deal as it will impact my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Me and my husband have just had a bid accepted on our first house in Bury, and need to get solicitors appointed. I have made use of the numerous comparison based websites and the fee estimates are from all across the country. Is it important to have a Bury conveyancer local to your potential house? We are willing to do all the communicating over the web, but I guess at some stage we will need to visit the conveyancer's office to sign documents?
The lawyer does not have to be in Bury, but choosing local means that you have the option to go in if you need to, by way of example, if a signature is immediately necessary. Also, a Bury solicitor is likely to be familiar with local agents and (if the vendor has instructed a local conveyancer) with them, which will help smooth the process.