Recently been in touch with my conveyancing solicitor in Erith who completed the legal work two years ago and wanted a conveyancing costs illustration based on the same type of house sale & purchase (a leasehold property and a freehold premises) of almost identical values with a home loan from Bank of Scotland. I am now being quoted double. Better the devil I know or should I seek out a cheaper online property lawyer?
The costs illustration is fractionally on the steep side. Where you are happy to spend time comparing charges you may be able to get the conveyancing a bit cheaper by as much as £100 plus VAT. On the other hand, providing that you were content with the legal work the firm provided you mightlive to regret choosing an an unknown solicitor. Remember to ensure that the conveyancer can act for Bank of Scotland. Do utilise our search tool to locate a Erith conveyancing firm on the Bank of Scotland conveyancing panel, which can often include conveyancing solicitors in Erith.
Can the conveyancing solicitors via your comparison service execute conveyancing in Erith by way of an attended exchange?
We do have a number of conveyancing experts who can conduct personalised exchanges. You should e-mail us to obtain a costs illustration and details as to dates.
Is there a search tool that I can use to discover of the solicitor handling my conveyancing in Erith is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for HSBC Bank thus spending £192.00 in additional conveyancing costs.
You should take advantage of the find a conveyancing panel solicitor tool on this site. Please choose the mortgage company and type ‘Erith’ or your location and you will see a number of lawyer offices in Erith or by proximity to you.
The mortgage over my property is with Coventry BS for my property in Erith. Conveyancing has been completed a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Coventry BS?
Coventry BS must be informed of your intention prior to letting out your property as this is likely to be a breach of Coventry BS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. It should not be necessary to do this via a Coventry BS conveyancing panel solicitor.
Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Erith solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance 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 Erith postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Erith.
Aldermore have agreed my home loan in principle, my offer on a apartment in Erith has been accepted, what are the next steps?
The property agent will need to be informed of your conveyancing practitioner's details (ensure that the solicitors are on the bank’s approved list). Call up Aldermore or your financial adviser and finalise any outstanding forms. Aldermore will instruct a valuer who will get in contact with the estate agent or seller to arrange an appointment. Once conducted (assuming no problems) it takes approximately a fortnight to receive the mortgage offer. Aldermore will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Erith.
The estate agent has sent us the confirmation of our purchase of a new build flat in Erith. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Erith
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
I'm remortgaging my current house to a buy to let loan with The Mortgage Works and I will use the rest of the raised equity as a down payment on further house. The location we are talking about is Erith. Will your solicitors be able to act for both sets of mortgage companies and link together the two deals?
Do use our search tool on this site to check that the conveyancers are approved by both mortgage companies. Assuming that they are the solicitor will be able to connect the two transactions but you should talk with you solicitor and make clear your desired outcome and requirements.