We instructed a high street lawyer for our conveyancing in Greenfield last week. Reviewing the fine print I seewe are on the hook for fees even if the dealdoes not happen. Would I be best advised to choose a web based conveyancing brokerage promoting no-sale-no-fee conveyancing in Greenfield?
It is usually a trade off in that if "No Sale No Fee" is advertised then the conveyancing charges will generally be uplifted to neutralise those cases that abort. Dont forget that such arrangements generally do not cover expenditure such as Greenfield conveyancing search expenses.
Should lawyers request money up-front when it comes to conveyancing in Greenfield?
If you are buying a property in Greenfield your solicitor will ask you put them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the conveyancing searches. If any deposit is payable against the purchase price then this will be required shortly prior to contracts are exchanged. Any further balance that is due should be sent to your lawyer a few days prior to the completion date.
We are buying a property in Greenfield. I might seem paranoid but how we can trust a lawyer? At some point we have to put our life savings into their account. What protection do 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 happen to be the sole recipient of my late father’s estate with all property in now in my sole name, including the house in Greenfield. The Greenfield property was put into my name in September. I want to move. I do know about the CML 6 month 'rule', which means that my property ownership will be regarded the same way as though I had purchased the property in September. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. Some lenders would take a pragmatic view as this provision is principally there to pick up on the purchase and immediately sell or the wholesaling and assigning of property.
We previously instructed solicitors with offices in Greenfield on the Bank of Ireland solicitor panel. They are now charging me a supplemental amount for dealing with the Bank of Ireland mortgage. Is this a supplemental conveyancing fee set by Bank of Ireland?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your conveyancer is entitled to charge a fee for this. The charge is not dictated by Bank of Ireland but by your Greenfield property lawyer. Plenty of firms on the Bank of Ireland panel will levy an ‘acting for lender’ fee and others do not.
It has been 3 months since my purchase conveyancing in Greenfield completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
My husband and I are FTB’s - agreed a price, but the property agent has warned us that the owners will only issue a contract if we use their preferred conveyancers as they need an ‘expedited deal’. We would rather use a high street solicitor accustomed to conveyancing in Greenfield
We suspect that the seller is unaware of this ultimatum. Should the seller desire ‘a quick sale', taking such a hostile approach to a genuine buyer is likely to cause more damage than good. Bypass the agents and go straight to the owners and explain that (a)you are genuine buyers (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you wish to move quickly (e)but you will continue to instruct your preferred Greenfield conveyancing solicitors - rather thanthe ones that will earn their estate agent a referral fee or meet his conveyancing targets demanded by HQ.
I've found a house that appears to tick a lot of boxes, at a reasonable figure which is making it more attractive. I have just found out that it's a leasehold rather than freehold. I am assuming that there are particular concerns buying a leasehold house in Greenfield. Conveyancing advisers have not yet been appointed. Will they explain the issues?
Most houses in Greenfield are freehold rather than leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can help the conveyancing process. It is clear that you are purchasing in Greenfield so you should seriously consider shopping around for a Greenfield conveyancing practitioner and check that they are used to advising on leasehold houses. First you will need to check the unexpired lease term. As a leaseholder you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example obtaining the landlord’sconsent to conduct alterations. It may be necessary to pay a maintenance charge towards the upkeep of the communal areas where the house is located on an estate. Your lawyer will appraise you on the various issues.
Greenfield Leasehold Conveyancing - Sample of Questions you should ask before buying
-
Does the lease have onerous restrictions? How many of the leaseholders are in arrears for their maintenance charge payments? It would be wise to discover if there is anything that is prohibited in the lease. By way of example it is reasonably common in Greenfield leases that pets are not allowed in certain buildings in Greenfield. If you like the apartmentin Greenfield yet your cat is not allowed to live with you then you have a very hard decision.