I have given 8 weeks notice to my current landlord and have to vacate my rented flat in Helsby by the end of next month. Conveyancing for my house purchase is progressing. Is it possible to complete in three weeks as don't want to have to move into short term accommodation?
The normal practice is not to serve notice on a rental until your lawyer suggests that you should. Assuming that you have not previously done so, notify to your solicitor and ask them to they cajole the sellers lawyers, try to a target completion date that everyone will aim to achieve
Why do I have to pay up front when it comes to conveyancing in Helsby?
Where you are retaining lawyers for conveyancing in Helsby your solicitor will ask you to provide them with monies to cover the search fees. This will be the total of the cost of the Local Authority Search. If any down payment is as part of the sale price then this will be asked for immediately prior to contracts are exchanged. Any further balance that is needed should be sent to your lawyer shortly before completion.
We're in Helsby, First timers purchasing with a mortgage (lender is Leeds Building Society , and our lawyer is on the Leeds Building Society conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Leeds Building Society conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Me and my partner are buying a house in Helsby. It might be a silly question but how we can trust a conveyancer? On the day of competition we will need to deposit money into their account. What is the protection we have from them run away with our deposit?
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 have today made my last payment due on my mortgage with HSBC. I assume I don't need a Helsby lawyer on the HSBC panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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 HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
I recently had an offer accepted on an apartment in Helsby. My mortgage broker recommended their conveyancers. I paid an on account payment of £150. Soon after, the conveyancer contacted me to say that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I require expedited conveyancing in Helsby as I am under an ultimatum to exchange contracts inside one month. Thankfully I do not require a mortgage. Can I decline from having conveyancing searches to save fees and time?
As you are not taking a home loan you have the choice not to do searches although no lawyer would advise that you don't. Drawing on years of experience of conveyancing in Helsby the following are instances of what can appear and adversely affect future mortgageability: Enforcement Actions, Outstanding Charges, Outstanding Grants, Unadopted Roads,...
My wife and I soon to complete on the purchase a property in Helsby but as a consequence of wreckage from the recent storms I have agreed reparation from the current proprietors of four thousand pounds by way of a adjustment in the price. This was going to be addressed as part of the conveyancing process however my lender will not permit this. Should they have been informed?
Any lawyer listed on the mortgage company conveyancing panel is obliged to inform the mortgage company of any variations to the purchase figure. If you did not allow your conveyancing practitioner to notify the price change to your bank then they would have no choice but to disinstructing themselves from acting for you and the bank.