We were about to retain a conveyancing solicitor in Henleaze found on your site but have come across some other estimates via the web appear cheaper – why is this?
You can find lots of conveyancing outfits offering at first sight what seems to be the cheapest conveyancing in Henleaze. We suggest that you think twice as to how important this transaction is to you that you are willing to be penny wise pound foolish in relation to the standard of the legal work. Some embed additional charges well inside the terms of engagement. The solicitors that we list for conveyancing in Henleaze neverdo this.
we are a couple who decided to purchase a newly converted flat in Henleaze with a mortgage from Clydesdale.We like our Henleaze conveyancing practitioner but Clydesdale advised that his firm is not on their "panel". We have to appoint a Clydesdale panel lawyer or keep our high street solicitor and fork out for a Clydesdale panel lawyer to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. The home loan offered to you contains various provisions, one of which will be that conveyancers needs to be on the Clydesdale conveyancing panel. Until recently, most mortgage companies had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Clydesdale
I have today made my last payment due on my mortgage with Aldermore. I assume I don't need a Henleaze conveyancing practitioner on the Aldermore panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Aldermore 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 Aldermore mortgage from the register. Aldermore, 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 Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
After much negotiation I have agreed a price on an apartment in Henleaze. My mortgage broker suggested a conveyancer. I paid an upfront payment of £225. A couple of days later, the conveyancing practitioner contacted me to say that they were not on the Bank of Ireland 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 Bank of Ireland 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.
Our sealed bid on a house in Henleaze has been accepted, but there is a chain. The sellers have offered on somewhere, however it’s not been accepted yet, and have viewings of other flats booked. I have instructed a high street conveyancing solicitor in Henleaze. What do I do now? When should I get the mortgage application with Lloyds going?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of one thousand pounds, then survey, Henleaze conveyancing search costs, etc). The first course of action is to ensure that your conveyancer is on the Lloyds approved list. Concerning the next phase this very much depends on the uniqueness of your transaction, attraction to this property and on the state of the market. During a hot market the majority of purchasers will apply for a home loan with Lloyds and arrange for the valuation and only if it comes back ok would they ask their lawyer to press on with searches.
I have been on the look out for a ground for flat up to £195,000 and found one round the corner in Henleaze I like with amenity areas and transport links in the vicinity, however it only has 61 remaining years left on the lease. I can't really find anything else in Henleaze in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
Should you need a home loan the shortness of the lease may be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you could request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.
Are there any apps to assist me to identify a Henleaze solicitor on the The Mortgage Works conveyancing panel? I have a car and am happy to travel upto 25miles to meet the conveyancer.
You can use the facility on this website. Please select a lender and your location and you will see a number of Henleaze conveyancing lawyers based on proximity. We have detailed some Henleaze conveyancing firms at the bottom of this page and you can telephone them to verify if they are on the The Mortgage Works panel
Am I better off to use a Henleaze conveyancing solicitor based in the location that I am buying? I have an old university friend who can execute the legal formalities but his firm is located 200kilometers drive away.
The primary upside of using a high street Henleaze conveyancing firm is that you can drop in to sign paperwork, present your ID and pester them if necessary. They will also have local knowledge which is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have used your friend and the majority were impressed that must outweigh using an unknown Henleaze conveyancing solicitor just because they are local.