We opted for a high street solicitor for my conveyancing in Hermon recently. After carefully reading the small print I noteI am on the hook for charges even if the sale doesn't happen. Should I ditch them and use an on-line lawyer offering no completion no cost conveyancing in Hermon?
It is usually ‘give and take’ in that if "No Completion No Fee" is advertised then the conveyancing charges will generally be higher to offset the cases that do not proceed. Do bear in mind that such deals generally do not cover outlay such your Hermon conveyancing search expenses.
We are getting closer to an exchange on a flat in Hermon and my mum and dad have transferred the 10% deposit to my property lawyer. I am now advised that as the deposit has not come from me my lawyer needs to disclose this to my lender. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the lender regarding my parents' contribution when I applied for the mortgage, so is it really necessary for this now to delay the deal?
Your solicitor is duty bound to clarify with the bank to make sure that they know that the balance of the purchase price is not from your own resources. Your solicitor can only reveal this to your lender if you agree, failing which, your lawyer must cease to continue acting.
We are selling our home in Hermon and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any high street Hermon conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed a national conveyancing outfit as opposed to a conveyancing solicitor in Hermon. We have lived in Hermon for three years we know of no issue. Should we contact our local Authority to get confirmation that there is no issue.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Are there restrictive covenants that are commonly identified during conveyancing in Hermon?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Hermon. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I have been on the look out for a ground for flat up to £235,500 and found one round the corner in Hermon I like with amenity areas and transport links in the vicinity, the downside is that it only has 51 remaining years left on the lease. There is not much else in Hermon in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
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 not already taken into account. If the existing owner has owned the premises for at least twenty four months you can ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.
Should I be suspicious by brokers that I am dealing with are suggesting an online conveyancing firm rather than a local Hermon conveyancing company?
As with many professional services, often recommendations from family and friends can be worth their weight in gold. Yet there are many players in a conveyancing deal; estate agents, financial adviser and lenders may put forward lawyers to choose. On occasion these lawyers might be known to one of the organisations as experts in their field, but sometimes there may be a commercial relationship behind the recommendation. You have the right to choose your preferred conveyancer. You need to be aware that the majority of mortgage providers operate an approved list of lawyers you are obliged to use for the lender aspect of your home move.