I require conveyancing for a flat in a fairly new development (seven years built) in Hersham. 95% of the flats are already sold. Is it strictly necessary to order conveyancing searches for my conveyancing in Hersham?
You would be putting yourself at risk in not carrying out Hersham conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would absolutely advise in the strongest possible terms that your lawyer conducts them. If timings and price are top of your issues you should consider with your solicitor about the option of search insurance
Are the Hersham conveyancing solicitors identified as being on the Lloyds conveyancing panel, together with their details provided by Lloyds?
Hersham conveyancing firms themselves provide us confirmation that they are on the Lloyds conveyancing panel as opposed to being supplied with a list from Lloyds directly.
My grandmother passed away six months ago and as sole heir and executor I was left the house in Hersham. The house had a small mortgage remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to TSB, pay off the mortgage. Is this allowed?
Given you intend to re-mortgage then TSB will insist on your using a conveyancer on the TSB conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your TSB conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the TSB mortgage is registered as a charge at the Land Registry.
It has been three months since my purchase conveyancing in Hersham completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. 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 residence 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.
Due to the advice of my in-laws I had a survey completed on a property in Hersham before appointing conveyancers. I have been advised that there is a flying freehold element to the property. My surveyor advised that some banks will not grant a loan on a flying freehold home.
It depends who your proposed lender is. HSBC has different requirements for example to Birmingham Midshires. If you contact us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Hersham. Conveyancing will be smoother if you use a solicitor in Hersham especially if they are familiar with such properties in Hersham.
Is it best to use a Hersham conveyancing solicitor who is local to the property I am buying? An old friend can handle the legal work but his firm is located a couple of hundredmiles away.
The benefit of a high street Hersham conveyancing practice is that you can drop in to execute documents, hand in your identification documents and pester them where appropriate. They will also have local insight which is a plus. That being said it's more important to get someone that will pull out all the stops for you. If if people you trust instructed your friend and the majority were impressed that must surpass using an unknown Hersham conveyancing solicitor just because they are based in the area.