Can you recommend a Barnsley Building Society sanctioned Dudley conveyancing firm that can complete within less than a month? Am I best advised to unstruct a high street Dudley firm or a nationwide conveyancer?
We can recommend some very good Dudley conveyancing firms. You can also walk up the high street in Dudley. Approach two or three law practices and ask to speak with a conveyancing solicitor for a fee estimate. Discuss your expectations together with your reasons and ask for an assurance on your deadline. Choose the one that genuine.
Do conveyancers ask for money on account when it comes to conveyancing in Dudley?
Where you are retaining lawyers for conveyancing in Dudley your solicitor will ask you to provide them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. When the deposit is as part of the purchase price then this will be asked for immediately prior to exchange of contracts. The final balance that is due will be payable shortly before completion.
I am the single beneficiary of my late mum's will and I have everything in my name now, including the house in Dudley. The Dudley property was put into my name in September. I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my property ownership could be regarded the same way as if I'd bought the property in September. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How practical a view mortgage companies take of it, depend on the mortgage company as this provision primarily exists to pick up on the purchase and immediately sell or the flipping of property.
I have today made my last payment due on my mortgage with Skipton. I assume I don't need a Dudley conveyancing practitioner on the Skipton panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Skipton 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 Skipton mortgage from the register. Skipton, 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 Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
I was told four weeks ago that my mortgage has been agreed to by Barclays. Is it usual for Barclays to only issue the offer once my solicitor in Dudley is approved on their conveyancing panel? Barclays have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Barclays to deal with your lawyer's application to be on the Barclays conveyancing panel. There's no guarantee that your solicitor will be accepted.
4 months have gone by since my purchase conveyancing in Dudley took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
In my capacity as executor for the estate of my grandfather I am disposing of a property in Newport but reside in Dudley. My solicitor (who is 260 kilometers awayrequires that I sign a stat dec prior to the transaction finalising. Can you recommend a conveyancing lawyer in Dudley to attest this legal document for me?
strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are Dudley based
When it comes to my conveyancing in Dudley should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Dudley conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancer's time in submitting the funds this way.