My best friend’s step-father is a conveyancer. I hope that I'll be able to get preferential fee for conveyancing, but if not, what level of figure would I typically be looking at for conveyancing in Godstone?
It’s a good idea to look for two or three conveyancing estimates. Do use our comparison tool on this page. You will notice that estimates will be different but the service one can expect differ between conveyancers as is the case with most professions.
Can you clarify what the consequences are if my solicitor is removed from the Nottingham Solicitor panel ahead of completing my conveyancing in Godstone?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Can you help - my lawyer advises that breach of easement insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Godstone?
The appropriate level of breach of easement indemnity insurance depends on who your lender is. It would differ for example between Barclays and The Mortgage Works. Conveyancing lawyers as opposed to borrowers take out such insurances.
I have paid off my mortgage with Santander. I assume I don't need a Godstone lawyer on the Santander panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I have instructed a Godstone solicitor having checked that they are on the Virgin Money conveyancing panel. Does my lawyer arrange the survey of the property?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money 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 Godstone postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Godstone.
My wife and I own a 4 bedroom Georgian property in Godstone. Conveyancing practitioner acted for me and Chelsea Building Society. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold with the matching property. Is it worth asking Chelsea Building Society to clarify?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Godstone and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with the conveyancing solicitor who carried out the work.
I'm converting the mortgage on my current property to a BTL loan with The Mortgage Works and intend to use the remaining equity as a deposit on a second house. The area we are looking at is Godstone. Will your lawyers be able to act for the two mortgage companies and tie in the transactions?
Make use of our comparison tool on this site to check that the solicitors are approved by both banks. Having checked that they are the conveyancer will be able to connect the two transactions but you should have a chat with you lawyer and specify your expectations and needs.
In scouring the world wide web for the phrase on line conveyancing in Godstone it shows results of many solicitorsin the area. With so much choice what is the best way to find the suitable conveyancing solicitor for the sale of my house?
The best method of finding the right conveyancer is via personal recommendation, so seek the opinion of friends and family who have bought a property in Godstone or the respected estate agent or mortgage broker. Charges for conveyancing in Godstone vary, so it's a good idea to secure at least four estimates from different law firms. Dont forget to clarify what costs in the quote includes.