We were about to instruct a conveyancing solicitor in Cirencester endorsed using your search tool but have come across some other quotes via the web appear cheaper – how come?
There are lots of conveyancers marketing what appear to be cut price. We suggest that you think twice about how important this transaction is to you that want to take 'cheap' risks over the standard of the conveyancing. Many of them highlight a cheap fee as a headline but conceal extra costs in the fine print..
My wife and I purchasing a terrace house in Cirencester. Our aim is to convert the garage to a playroom at the property.Will legal conveyancing on the property involve checks to see if these works are prohibited?
Your solicitor should review the registered title as conveyancing in Cirencester can sometimes identify restrictions in the title documents which prevent categories of changes or need the consent of a 3rd party. Certain extensions call for local authority planning consent and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Cirencester lawyer on the Coventry BS panel to remove the mortgage at the Land Registry. Am I right?
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
I currently have a mortgage with TSB for my property in Cirencester. Conveyancing has been completed months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform TSB?
TSB must be informed of your intention prior to renting your property as this is likely to be a breach of TSB’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. It should not be necessary to do this via a TSB conveyancing panel firm.
I have been told that property searches are the primary cause of stalling in Cirencester house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of delays in the conveyancing process. Searches are not likely to be the root cause of holding up conveyancing in Cirencester.
Are there restrictive covenants that are commonly identified during conveyancing in Cirencester?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Cirencester. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Cirencester differ for new build properties?
Most buyers of new build residence in Cirencester contact us having been asked by the developer to exchange contracts and commit to the purchase even before the house is completed. This is because builders in Cirencester typically 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 conveyancing solicitors 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 Cirencester or who has acted in the same development.
We're FTB’s - agreed a price, yet the estate agent informed us that the seller will only go ahead if we instruct their preferred solicitors as they want an ‘expedited deal’. My instinct tells me that we should use a high street solicitor used to conveyancing in Cirencester
We suspect that the owner is not behind this demand. Should the vendor want ‘a quick sale', turning down a serious purchaser is going to damage their objectives. Contact the vendors directly and explain that (a)you are genuine buyers (b)you are ready to go, with finances arranged © you are chain free (d) you wish to move quickly (e)however you intend to appoint your own,trusted Cirencester conveyancing solicitors - not the ones that will earn the negotiator at the agency a referral fee or hit his conveyancing thresholds pre-set by HQ.