IfI were to acquire a straightforward propertyin Easthampstead for cash and dispense with a survey and no conveyancing searches how much would I expect to have to pay for conveyancing in Easthampstead?
The sole saving you would make on is the Easthampstead conveyancing searches. Your conveyancer still be obliged to do everything else - money laundering, correspond with the sellers conveyancer, stamp duty return, register the title etc. You might save a bit for them not having to register a charge but it will not be significant.
I happen to be the sole beneficiary of my late grandmother’s estate with all property in now in my sole name, including the house in Easthampstead. The Easthampstead property was put into my name in January. I plan to dispose of the house. I do know about the CML 6 month 'rule', which means that my property ownership may be treated the same way as though I had purchased the property in January. Will no one buy the property for half a year?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. Most lenders would take a pragmatic view as this requirement is principally there to capture the purchase and immediately sell or the flipping of property.
When it comes to mortgage companies such as Clydesdale, do Easthampstead conveyancing practitioners incur an annual charge to be on the list of approved solicitors?
We are unaware of any mortgage company fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
After much negotiation I have agreed a price on a house in Easthampstead. My financial adviser pressured me to appoint their lawyer. I paid an advanced payment of £175. Soon after, the conveyancer called me to say that they were not on the Bank of Ireland conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Bank of Ireland panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Various web forums that I have frequented warn that are the number one cause of obstruction in Easthampstead house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays in the conveyancing process. Searches are unlikely to feature in any holding up conveyancing in Easthampstead.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Easthampstead is the location of the property. Can you shed any light on this issue?
Flying freeholds in Easthampstead are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Easthampstead you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Easthampstead may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Should I be suspicious about estate agents that I am dealing with are recommending a nationwide conveyancing firm rather than a local Easthampstead conveyancing company?
As is the case with lots of service providers, often input from family and friends can be extremely useful or valuable. Nevertheless there are lots of players in a conveyancing matter; estate agents, mortgage brokers and mortgage companies might all suggest lawyers to choose. On occasion the conveyancers might be known to one of the organisations as experts in their field, but sometimes there behind the scenes commercial relationship behind the recommendation. You are at liberty to appoint your preferred conveyancer. You need to be aware that some mortgage providers specify a panel list of conveyancers you must use for the mortgage related work in your house move.
My brother has encouraged me to use his conveyancers in Easthampstead. Do I follow his guidance?
Much as we are happy to recommend a Easthampstead conveyancing lawyer it’s preferable to find a conveyancing lawyer is to have feedback from friends or family who have actually used the solicitor you're are thinking of instructing.