We opted for a local lawyer for my conveyancing in Hope today. Reviewing the terms of engagement it is apparent thatI am liable for fees even if the sale aborts. Would I be best advised to use an on-line firm offering no completion no charge conveyancing in Hope?
Generally there is a compromise along the lines that if "No Completion No Fee" is available then the fee levels will tend to be be higher to neutralise the transactions that do not proceed. Do bear in mind that these deals tend not to protect you from expenditure such your Hope conveyancing search fees.
This question may be naive but I am unseasoned as FTB of a two bedroom flat in Hope. Do I collect the keys to the house on the completion date from my conveyancer? If this is the case, I will instruct a local conveyancing solicitor in Hope?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the vendor’s solicitors, and once they have received this, you will be called to receive the keys from the Estate Agents and move into your new home. Usually this happens early afternoon.
We had chosen conveyancing lawyers with offices in Hope on the Bank of Ireland solicitor panel. They are now charging me an additional amount for the legal aspects of the Bank of Ireland mortgage. Is this a supplemental conveyancing fee specified by Bank of Ireland?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your conveyancer is entitled to charge a fee for this. This fee is not dictated by Bank of Ireland but by your Hope property lawyer. Numerous firms on the Bank of Ireland panel will levy ’dealing with mortgage’ fee and others do not.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Hope solicitor on the Santander panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I need some quick conveyancing in Hope as I am faced with an ultimatum to exchange contracts within one month. Thankfully I do not need a mortgage. Can I escape the need for conveyancing searches to save fees and time?
As you are are a cash buyer you are at free not to do searches although no solicitor would recommend that you don't. With plenty of history conveyancing in Hope the following are instances of what can crop up and adversely affect market value: Enforcement Notices, Overdue Fees, Overdue Grants, Unadopted Roads,...
Due to the encouragement of my in-laws I had a survey completed on a house in Hope in advance of instructing conveyancers. I have been advised that there is a flying freehold aspect to the house. The surveyor has said that some lenders tend not issue a mortgage on a flying freehold premises.
It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. If you contact us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Hope. Conveyancing will be smoother if you use a solicitor in Hope especially if they regularly deal with such properties in Hope.
Is it simple use your search app to get a fee calculation from a conveyancing solicitor in Hope on the approved list for my mortgage?
First choose a bank such as Halifax, Chelsea Building Society or Clydesdale then type in your location e.g. Hope. Conveyancing practices in Hope and beyond should be listed.
I work for a busy estate agency in Hope where we see a few flat sales jeopardised as a result of short leases. I have been given contradictory information from local Hope conveyancing solicitors. Please can you clarify whether the seller of a flat can instigate the lease extension process for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Leasehold Conveyancing in Hope - Examples of Questions you should ask before buying
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How many years are left on the lease? Is the freehold owned jointly by the tenants? The prefered form of lease structure is where the freehold title is owned by the leaseholders. In this arrangement the tenants benefit from being in charge if their destiny and although a managing agent is frequently employed where the building is larger than a house conversion, the managing agent retained by the leaseholders.