We had appointed solicitors located in Edgware on the Lloyds solicitor panel. They are now charging me a further fee for the legal aspects of the Lloyds mortgage. Is this an additional conveyancing fee set by Lloyds?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your property lawyer can levy a fee for this. The charge is not dictated by Lloyds but by your Edgware solicitor. Some firms on the Lloyds panel will levy ’dealing with mortgage’ fee and others do not.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Edgware solicitor on the UBS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your UBS 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 UBS mortgage from the register. UBS, 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 UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
I have instructed a Edgware conveyancing practitioner having checked that they are on the Yorkshire BS conveyancing panel. Does my lawyer arrange the survey of the property?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Edgware postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Edgware.
I have been told that property searches are the primary cause of obstruction in Edgware house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) released conclusions of a review by MoveWithUs that conveyancing searches do not feature within the common causes of hindrances in the conveyancing process. Local searches are unlikely to be the root cause of holding up conveyancing in Edgware.
It has been 3 months following my purchase conveyancing in Edgware took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £215,000. 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 residence 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.
How can the Landlord & Tenant Act 1954 impact my commercial offices in Edgware and how can your lawyers assist?
The particular law that you refer to provides a safeguard to commercial leaseholders, granting the a statutory right to make a request to court for a new tenancy and remain in occupation at the end of an expired lease. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Edgware is one of our hundreds of areas of the UK in which the firms we work with are based
Should I choose a Edgware conveyancing lawyer based in the vicinity that I am purchasing? An old friend can conduct the legal work however his firm is located approximately 350miles drive away.
The benefit of a local Edgware conveyancing practice is that you can pop in to sign documents, present your ID and pester them where appropriate. They will also have local insight which is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If other friends have used your friend and they were impressed that should outweigh using an unknown Edgware conveyancing solicitor solely due to them being Edgware based.
My offer on house in Edgware has been agreed to, but there is a chain. The owners have put an offer on a flat, but it’s not been accepted yet, and are looking at other properties booked. I have chosen a nearby conveyancing lawyer in Edgware. What do I do now? When do I get the mortgage application with Santander going with Santander?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is approx one thousand pounds, then valuation, Edgware conveyancing search fees, etc). First, you must check that your lawyer is on the Santander approved list. As to the next steps this very much dictated by the circumstances of your case, desire for the property and on the state of the market. During a buoyant market the majority of purchasers will apply for the mortgage with Santander and arrange for the survey and only if it comes back ok would they pay their lawyer to proceed with searches.