Can you explain why leasehold purchase conveyancing in Emersons Green costs more?
The conveyancing charges on a leasehold property in Emersons Green is often greater than on a freehold property. This is due to the extra work required in dealing with the landlord and managing agents to obtain information concerning whether the rent and maintenance fee have been paid and whether there are any large sums expected to be spent in the foreseeable future on repairs or maintenance of the block.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Emersons Green property lawyer on the Coventry BS panel to discharge the mortgage at the Land Registry. Please confirm.
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
After months of negotiation I have agreed a price on an apartment in Emersons Green. My mortgage broker suggested a solicitor. I paid an on account payment of £175. A couple of days later, the conveyancing practitioner contacted me embarrassingly acknowledging that they were not on the Principality 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 Principality 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.
I have finally had an offer on an apartment in Emersons Green agreed to, but there is a chain. The sellers have offered on on an apartment, however it’s not yet agreed to, and are looking at other apartments in the pipeline. I have instructed a nearby conveyancing solicitor in Emersons Green. What should be my next step? At what point do I apply for the mortgage with Yorkshire BS?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is approx £1k, then valuation, Emersons Green conveyancing search fees, etc). First, you must ensure that your conveyancing practitioner is on the Yorkshire BS approved list. Concerning the subsequent steps this very much dictated by the specifics of your transaction, desire for the property and on the state of the market. In a hot market some home buyers would apply for a home loan with Yorkshire BS and arrange for the valuation and only if it was satisfactory would they request their conveyancing practitioner to move forward with searches.
I used Action Conveyancing a few years ago for my conveyancing in Emersons Green. I now require my file but the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Emersons Green of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Emersons Green differ for newly converted properties?
Most buyers of new build or newly converted property in Emersons Green come to us having been asked by the builder to sign contracts and commit to the purchase even before the residence is completed. This is because builders in Emersons Green usually purchase the site, 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 Emersons Green or who has acted in the same development.
Should I appoint a Emersons Green conveyancing lawyer who is local to the property I am hoping to buy? I have an old university friend who can carry out the legal formalities however his firm is located a couple of hundredkilometers away.
The benefit of a local Emersons Green conveyancing practice is that you can pop in to sign paperwork, hand in your ID and pester them if necessary. They will also have local intelligence which is a plus. That being said it's more important to get someone that will do a good and efficient job. If if people you trust used your friend and the majority were content that must outweigh using an unfamiliar Emersons Green conveyancing solicitor just because they are local.
I have miscalculated my finances and am a couple of grand short a 10% deposit on my flat purchase in Emersons Green , but I am anxious go ahead. Do I have options?
You can accept a smaller deposit. Many property owners will accept a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last moment