Should lawyers ask for an advanced payment when it comes to conveyancing in Doncaster?
Where you are retaining lawyers for conveyancing in Doncaster your solicitor will request that you to provide them with funds to cover the search fees. This will be the total of the cost of the conveyancing searches. If any deposit is payable against the total price then this should be needed immediately prior to exchange of contracts. Any further balance that is needed should be sent to your lawyer shortly before completion.
My grandfather passed away six months ago and as sole heir and executor I was left the house in Doncaster. The house had a relatively small loan left on it of around £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 possible?
Given you plan to refinance then Leeds Building Society will require that you use 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.
We are getting the release of further monies on our mortgage from Kent Reliance as we intend to carry out renovations to our property in Doncaster. Do we need to choose a local Doncaster solicitor on the Kent Reliance conveyancing panel to deal with the legals?
Kent Reliance would not normally require a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance conveyancing panel.
I am due to exchange contracts on my apartment. I had a double glazing fitted in March 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Coventry BS are being difficult. The Doncaster solicitor who is on the Coventry BS conveyancing panel is recommending indemnity insurance as a solution but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
About to purchase house in Doncaster. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Doncaster solicitor is on the Santander conveyancing panel.
How does conveyancing in Doncaster differ for new build properties?
Most buyers of new build residence in Doncaster contact us having been asked by the developer to sign contracts and commit to the purchase even before the residence is finished. This is because developers in Doncaster typically purchase 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 used to new build conveyancing in Doncaster or who has acted in the same development.
Due to the input of my in-laws I had a survey completed on a property in Doncaster prior to appointing lawyers. I have been told that there is a flying freehold overhang to the property. The surveyor has said that some mortgage companies tend not give a loan on such a premises.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Birmingham Midshires. If you contact us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Doncaster. Conveyancing may be slightly more expensive based on your lender's requirements.
Are all Doncaster legal practices on every lender conveyancing panel?
The Lexsure search tool on this page may be of use or you can go into your high street lender branch in Doncaster. the probability is that they will be in a position to list some reputable conveyancing solicitors in Doncaster