I am acquiring a house for cash in Christchurch. I have been living for the last twelve years in Christchurch. Conveyancing searches are exorbitant. As I have knowledge of the area and road very well must I have all the conveyancing searches?
In the absence of a home loan, then the vast majority of the Christchurch conveyancing searches are optional. Your conveyancer will 'advise', perhaps strongly, that you should have searches carried out, but he has a professional duty to take that path of encouragement . One thing to bear in mind; if you are going to sell the house at a future date, it may be of interest to your prospective purchaser what the searches disclose. There are plenty of instances where properties with no practical issues can still throw up unexpected search results. A good conveyancing solicitor in Christchurch will be able to give you some helpful guidance here.
Why do I have to pay up front for my conveyancing in Christchurch?
Where you are retaining lawyers for conveyancing in Christchurch your solicitor will ask you to provide them with funds to cover the the cost of the conveyancing searches. Generally this is asked for to cover the fees of the conveyancing searches. When the deposit is payable against the sale price then this will be needed shortly before contracts are exchanged. The final balance that is due should be sent to your lawyer shortly before completion.
My aunt passed away last year and as sole heir and executor I was left the house in Christchurch. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Principality, pay off the mortgage. Is this allowed?
Given you plan to re-mortgage then Principality will require that you use a conveyancer on the Principality 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 Principality 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 Principality mortgage is registered as a charge at the Land Registry.
My bid for a property was accepted at auction in Christchurch. Conveyancing is required. What is next?
Now that you have exchanged you will need to hire the services of a conveyancing practitioner quickly as you now have a fast approaching deadline in which to complete the purchase. All auction property will have a bespoke legal set of papers. This will likely include most,if not all of the paperwork that your solicitor will need. Where you are dealing with leasehold property the auction papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You should hand this to the solicitor instructed by you at the earliest opportunity. Do make sure that you have funds in place to complete on the date specified in the contract.
Are all Christchurch Conveyancing Quality Solicitors on the Santander conveyancing list of approved solicitors?
Some major lenders now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Christchurch conveyancing practitioner on the Coventry BS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Coventry BS 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 Coventry BS mortgage from the register. Coventry BS, 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 Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
What will a local search reveal regarding the property my wife and I purchasing in Christchurch?
Christchurch conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company for example Onsearch The local search is essential in every Christchurch conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your property. The search should supply information on, amongst other things, details on planning applications applicable to the premises (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 areas.
In scouring the world wide web for the term on line conveyancing in Christchurch it reveals numerous solicitorsin the vicinity. How do I determine which is the suitable property lawyer for the sale of my house?
The preferential way of choosing the right conveyancer is via trusted recommendation, so ask friends and those you trust who have acquired a property in Christchurch or a local estate agent or financial adviser. Fees for conveyancing in Christchurch vary, so it's a good idea to secure at least three quotes from different solicitors. Dont forget to clarify that the fees are fixed.