My partner’s dad is a conveyancer. I suspect that I'll be able to get mate’s pricing for conveyancing, but if not, what level of fees should I be paying for conveyancing in Epworth?
It’s a good idea to look for 3 or more like-for-like conveyancing estimates. Do use our comparison tool on this site. Whilst amounts do contrast greatly but the service one can expect differ between law firms as is true with most professions.
IfI was to acquire a simple residential propertyin Epworth for cash and have no survey and no local authority searches how much should I expect to have to pay for conveyancing in Epworth?
The sole reduction in fees you would make on is the Epworth conveyancing searches. A property lawyer is required to do the vast majority of work - money laundering, communicating with your sellers conveyancer, SDLT submission, register the ownership etc. You might save a bit for them not having to register a charge however it won't be meaningful.
When can the exchange of contracts take place for purchase conveyancing in Epworth and do I need to be at the lawyers branch?
If you are in close proximity to one of the conveyancing solicitors in Epworth you are invited in to sign contracts. That being said, the law practices we recommend supply countrywide coverage for conveyancing and give just as comprehensive and professional a job for you when dealing with you digitally. The executing of the contract is not the critical part. Signing on the dotted line is just a prerequisite for the solicitor to officially exchange at the appropriate time, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Epworth)to be in the office at the appropriate time.
I am the only recipient of my late father’s will and I have everything in my name now, including the house in Epworth. Conveyancing formalities meant that the Land Registry date was in January. I plan to dispose of the property. I understand that there is a Mortgage Lenders six month 'rule', which means that my property ownership may be regarded the same way as though I had purchased the property in January. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook instructs conveyancers 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. Some mortgage companies would take a sensible view as this provision primarily exists to pick up on the purchase and immediately sell or the quick reselling of properties.
We previously appointed solicitors with offices in Epworth on the Yorkshire BS solicitor approved list. They have just billed me a supplemental fee for the legal aspects of the Yorkshire BS mortgage. Is this a supplemental conveyancing fee specified by Yorkshire BS?
Provided it is contained in their Terms of Engagement or estimate then yes your property lawyer is entitled to levy a fee for this. This fee is not dictated by Yorkshire BS but by your Epworth property lawyer. Some firms on the Yorkshire BS panel will quote ’dealing with mortgage’ fee but plenty of firms incorporate it on their overall fee.
I can not fathom if my mortgage offer requires a lease extension. I have telephoned my Epworth bank branch on a couple of occasions and was told it wasn't a problem and they will lend. My Epworth conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they would not lend based on their published requirements. Who do I believe?
Your solicitor must follow the CML Handbook Part 2 conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Epworth?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Epworth. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm purchasing my first flat in Epworth with a loan from Yorkshire Building Society. The builders refused to reduce the price so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not inform my solicitor about the deal as it may put at risk my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.