At long last a loan agreement from Santander for the refinancing of my single room garden flat is to be issued any day now. Can you propose a low cost conveyancing practitioner in Holt?
You are on the wrong site if you are seeking the lowest fares for conveyancing in Holt. Our intention is to offer affordable conveyancing but we do not work with the cheapest lawyers. Do not be seduced by brokers offering ninety nine pound conveyancing in Holt. The optimum outcome, in deciding on low cost conveyancing, you will get your money’s worth and at worst you will end up being stung for additional fees and still not get the service required.
My partner and I are refinancing our apartment in Holt with Principality. We have a son approaching twenty who lives with us. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the property is repossessed. I have two questions (1) Is this document specific to the Principality conveyancing panel as he never had to sign this form when we remortgaged 5 years ago (2) Does our son by signing this compromise his entitlement to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Principality. This is solely used to protect Principality if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Principality had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
Do the Building Society Association intend to launch a searchable register to to identify practices on the Loughborough BS conveyancing panel for instance in Holt?
We are not aware of any intention on the part of the BSA to promote such a tool.
This question may be naive but I am unexperienced as a first time purchaser of a garden flat in Holt. Do I collect the keys to the property on completion from my lawyer? If this is the case, I will appoint a High Street conveyancing solicitor in Holt?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the vendor’s conveyancers, and once they have received this, you should be able to pick up the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.
We had appointed conveyancers located in Holt on the Lloyds solicitor approved list. They have just billed me a separate sum for handling the Lloyds mortgage. Is this a supplemental conveyancing fee set by Lloyds?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your lawyer can levy a fee for this. The charge is not set by Lloyds but by your Holt conveyancing practitioner. Plenty of firms on the Lloyds panel will quote ’dealing with mortgage’ fee but plenty of practices incorporate it on their overall fee.
I have paid off my mortgage with Kent Reliance. I assume I don't need a Holt property lawyer on the Kent Reliance panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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 Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
I am intent on selling our home in Holt and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any local lawyer would know this is not the case. It does beg the question why the buyers instructed a nationwide conveyancing outfit rather than a conveyancing solicitor in Holt. Having lived in Holt for three years we know that this is a non issue. Do we contact our local Authority to get confirmation that there is no issue.
It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You should enquire of 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 ailment)
We're new on the property ladder - agreed a price, yet the selling agent informed us that the owners will only proceed if we use the agent's preferred conveyancers as they are insisting on a ‘quick sale’. We would rather use a local solicitor with experience of conveyancing in Holt
We suspect that the owner is not behind this request. Should the seller desire ‘a quick sale', taking such a hostile approach to a motivated buyer is likely to cause more damage than good. Contact the vendors directly and make the point that (a)you are serious purchasers (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)but you will continue to instruct your preferred Holt conveyancing lawyers - not the ones that will provide the negotiator at the agency a kickback or achieve conveyancing targets demanded by corporate headquarters.