The lawyer who assisted with my former purchase has sent a quote for £1400 for freehold conveyancing in Cambridge Heath. I’m selling a modern property for £125,000. Are these estimated fees excessive? Is it above the norm for conveyancing in Cambridge Heath?
The quote is fractionally on the high side. Where you are willing to spend time contrasting quotes you may be able to decrease the fees slightly by as much as £125. That being said, you couldlive to rue opting for an a cheaper solicitor. Don't forget to ensure the conveyancer can act for your lender. You can employ our search tool to choose a Cambridge Heath conveyancing practice on the banks member panel which can often include conveyancing solicitors in Cambridge Heath.
Last December we completed a house move in Cambridge Heath. We have since encountered a number of problems with the house which we believe were missed in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that should have been conducted as part of conveyancing in Cambridge Heath?
It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Cambridge Heath. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, a property owner answers a document known as a Seller’s Property Information Form. If the information is incorrect, you may have a misrepresentation claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Cambridge Heath.
We are buying a apartment in Cambridge Heath. It might be a silly question but how we can trust a conveyancer? On the day of competition we will need to send funds into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am the single recipient of my late father’s will with all property in now in my sole name, including the house in Cambridge Heath. Conveyancing formalities meant that the Land Registry date was in March. I plan to dispose of the house. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership may be regarded the same way as though I had purchased the property in March. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. many mortgage companies would take a pragmatic view as this clause chiefly exists to identify subsales or the quick reselling of properties.
I have paid off my mortgage with Bank of Ireland. I assume I don't need a Cambridge Heath solicitor on the Bank of Ireland panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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 Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
Do I need to take out insurance to protect me from financial exposure to chancel repairs when buying a house in Cambridge Heath?
Unless a prior purchase of the property took place post 12 October 2013 you could take it that conveyancing practitioners conducting conveyancing in Cambridge Heath to continue to suggest a chancel search and or insurance against a claim.
I opted to have a survey done on a property in Cambridge Heath before retaining solicitors. I have been informed that there is a flying freehold overhang to the property. My surveyor advised that some mortgage companies will refuse to grant a loan on a flying freehold property.
It varies from the lender to lender. HSBC has different requirements for example to Halifax. Should you wish to call us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Cambridge Heath. Conveyancing may be slightly more expensive based on your lender's requirements.
My husband and I are FTB’s - agreed a price, but the selling agent has warned us that the vendor will only move forward if we instruct the agent's recommended conveyancers as they need a ‘quick sale’. Our preferred option is to instruct a high street solicitor with experience of conveyancing in Cambridge Heath
It is highly unlikely the owners are driving this. If they desire ‘a quick sale', taking such a hostile approach to a serious purchaser is counter productive. Bypass the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are ready to progress, with finances arranged © you are chain free (d) you intend to proceed fast (e)but you will continue to instruct your preferred Cambridge Heath conveyancing solicitors - rather thanthe ones that will earn their negotiator at the agency a kickback or meet his conveyancing thresholds set by HQ.