I'm in the process of switching my current homeowner mortgage to a BTL Clydesdale mortgage. The bank has said that I need a conveyancer as part of the process. I spoke to my previous Gnosall conveyancing practitioner who dealt with the legals when I first acquired the house. The fee calculation e-mailed to me of £450 plus VAT has taken me by surprise as I am not require purchase conveyancing - it’s simply a bog-standard refinance.
The quote is fractionally on the steep side. If you are willing to invest time scrutinising charges you may be able to reduce the fees slightly by perhaps £100 plus VAT. That being said, providing that you were pleased with the service the firm offered you maycome to rue opting for an an untested conveyancer. Don't forget to enquire that the solicitor can also act for Clydesdale. Do employ our search tool to locate a Gnosall conveyancing firm on the Clydesdale approved list of lawyers, which can often include conveyancing solicitors in Gnosall.
Having sold my house in Gnosall last October yet the purchaser is calling me complaining that their lawyer is waiting to hear from mine. What should have happened now that I have sold?
Following your disposal your lawyer should send the transfer documentation and all supplemental paperwork to the purchaser's conveyancer. Where appropriate, your lawyer should also confirm that the mortgage has been redeemed to the purchasers conveyancers. There is unlikely to be post completion tasks specific conveyancing in Gnosall.
We are purchasing a flat in Gnosall. I might seem paranoid but how we can trust a solicitor? On completion day we will need to send funds into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am selling my house. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Co-operative are being problematic. The Gnosall solicitor who is on the Co-operative conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Gnosall solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton 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. You may wish to consider appointing your own Gnosall surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I acquired my flat on 9 February and my personal details is not yet registered. Any reason for this? My conveyancing solicitor in Gnosall expressed confidence that it should be dealt with in less than a month. Are titles in Gnosall uniquely lengthy to register?
As far as conveyancing in Gnosall is concerned, registration is no quicker or slower than anywhere else in the country. Rather than based on location, timescales can vary according to who lodges the application, whether it is in order and whether the Land registry need to notify any 3rd parties. Currently approximately three quarters of such applications are fully addressed within 12 days but some can be subject to longer delays. Historically registration takes place once the new owner is living at the property therefore post completion formalities is not usually primary concern but if it is urgent that the the registration takes place urgently then you or your conveyancer should speak with the land registry and explain the circumstances.
About to purchase a new build apartment in Gnosall. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Gnosall
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please confirm the Lease plans are architect prepared. 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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. Gnosall is the location of the property. Can you shed any light on this issue?
Flying freeholds in Gnosall are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Gnosall you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gnosall may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.