When can the exchange of contracts happen for domestic conveyancing in Guildford and am I required to be at the solicitors office?
Where you are round the corner to our conveyancing solicitors in Guildford you are welcome to come in to sign the paperwork. However, the law practices we work with offer countrywide coverage for conveyancing and provide just as detailed and professional a job for you when dealing with you by post or email. The executing of the sale agreement is not the point of no return. Signing on the dotted line simply enables the firm to address the formalities when the time is right, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Guildford)to be in the office available at the end of the phone to exchange contracts.
We previously selected conveyancing lawyers with offices in Guildford on the Leeds Building Society solicitor approved list. They have just invoiced me a supplemental charge for dealing with the Leeds Building Society mortgage. Is this a supplemental conveyancing fee set by Leeds Building Society?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your conveyancer can charge a fee for this. The fee is not set by Leeds Building Society but by your Guildford lawyer. Numerous firms on the Leeds Building Society panel will charge ’dealing with mortgage’ fee but some practices incorporate it on their overall fee.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Guildford conveyancing practitioner on the Coventry BS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Coventry BS 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 Coventry BS mortgage from the register. Coventry BS, 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 Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
Virgin Money have agreed my home loan in principle, my bid on a house in Guildford has been agreed to, now what?
Your property agent will want to know who your solicitors are (ensure that the property lawyers are on the lender’s panel). Call up Virgin Money or your broker and finish off any outstanding documentation. Virgin Money will appoint a valuer who will get in contact with the selling agent or seller to arrange an appointment. Once conducted (assuming no problems) it takes on average a fortnight to receive the mortgage offer. Virgin Money will issue the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Guildford.
It has been 4 months since my purchase conveyancing in Guildford completed. I have checked the Land Registry website which shows that I paid £175,000 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 premises 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.
Over the last few months I have been searching for a flat up to £235,500 and identified one round the corner in Guildford I like with amenity areas and station nearby, however it's only got 51 years on the lease. There is not much else in Guildford suitable, so just wondered if I would be making a grave error purchasing a short lease?
Should you need a mortgage the shortness of the lease may be an issue. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you may request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.
What makes your site different to other internet conveyancing solicitors for conveyancing in Guildford?
At this site secure a fixed fee quote from a Solicitor or Licensed Conveyancer that understands the nuances of your conveyancing in Guildford. Unlike many estate agents and brokerage sites we do not operate kick-back deals with solicitors. A large number of agents and online brokers 'recommend' the firm that pays the highest commission, as opposed to the best value conveyancing in Guildford
My partner and I are acquiring a garden flat in Guildford. When we first instructed property lawyer, we were told they were on all major UK bank panels. Our financial adviser called today to say that they are not on the HSBC approved list. Were it to be true, what should we do? Do we just pick a new conveyancer that is on their panel or should we pay for separate representation, with HSBC selecting their own preferred conveyancer.
When buying a property with the benefit of a mortgage it is standard for the purchaser’s solicitors to also represent the mortgage company. In order to act for a bank or building society a lawyer has to be on that lender's list of approved lawyers. An application has to be made by the lawyer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the conveyancer has to meet. Some banks now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should call HSBC to discover if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on HSBC's conveyancing panel as you are at liberty to use your preferred Guildford lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.