I have a decision in principle. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to instruct their panel conveyancer as I would prefer to instruct a high street conveyancing solicitor in Filey?
You should check but the the probability is that give you one of their panel solicitors should you accept the "fee-free" offer. Contact the mortgage company and explore if they make available a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor near Filey.
How can we tell if a Filey conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Filey obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer carrying out your transaction.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Filey lawyer on the UBS panel to discharge the mortgage at the Land Registry. Please confirm.
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 am due to exchange contracts on my flat. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Yorkshire BS are being difficult. The Filey solicitor who is on the Yorkshire BS conveyancing panel is recommending indemnity insurance as a solution but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My friend advised me that if I am purchasing in Filey I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually quoted for as part of the standard Filey conveyancing searches. It is a large document of about 40 pages, listing and detailing important information about Filey around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data regarding Filey.
How does conveyancing in Filey differ for newly converted properties?
Most buyers of new build property in Filey contact us having been asked by the seller to sign contracts and commit to the purchase even before the property is constructed. This is because house builders in Filey tend to purchase the real estate, 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 property lawyers 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 Filey or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a house in Filey in advance of appointing solicitors. I have been told that there is a flying freehold overhang to the property. Our surveyor advised that some mortgage companies may not issue a loan on a flying freehold premises.
It varies from the lender to lender. Bank of Scotland has different instructions from Nationwide. Should you wish to telephone us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Filey. Conveyancing will be smoother if you use a solicitor in Filey especially if they are acquainted with such properties in Filey.
How easy is it to use your search app to locate a conveyancing practitioner in Filey on the panel for my mortgage?
1st choose a mortgage company such as HSBC Bank, Virgin Money or Nottingham Building Society then choose your location a common one being Filey. Conveyancing firms in Filey and across England and Wales should be listed.