I opted for a high street firm for our conveyancing in Hoyland recently. Reviewing the official terms of business it is apparent thatwe are liable for charges even if the dealfalls through. Should I go with them or appoint a web based firm who offer no completion no charge conveyancing in Hoyland?
Generally there is a concession along the lines that if "No Completion No Fee" is available then the fee levels will generally be more expensive to cover those cases that fail to complete. Please beware that these schemes generally do not cover expenses e.g. Hoyland conveyancing search charges.
Why do I have to pay up front for conveyancing in Hoyland?
If you are buying a property in Hoyland your solicitor will request that you to provide them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. If any deposit is as part of the sale price then this will be needed shortly in advance of exchange of contracts. The final balance that is needed will be payable a few days ahead of the day of completion.
Last month we had a mortgage agreed in principle with Santander. Hoyland conveyancing solicitors were instructed. How long does it take for Santander to send the offer to the property lawyer?
There is no definitive answer here. Have Santander conducted the survey? Have you informed Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have decided to exercise my right to buy my property in Hoyland off the council. I have a mortgage agreed with Nationwide. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.
TSB have agreed my home loan in principle, my bid on a property in Hoyland has been accepted, what are the next steps?
The estate agent will wish to be informed of your conveyancing practitioner's details (be sure the property lawyers are on the lender’s approved list). Telephone TSB or your broker and finalise any outstanding forms. TSB will instruct a valuer who will get in contact with the estate agent or owners to book a time for the valuation to happen. Once carried out (assuming no problems) it takes approximately ten days to get a mortgage offer. TSB will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Hoyland.
It has been 3 months since my purchase conveyancing in Hoyland concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £180,000. 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.
How does conveyancing in Hoyland differ for new build properties?
Most buyers of new build residence in Hoyland contact us having been asked by the builder to sign contracts and commit to the purchase even before the residence is built. This is because house builders in Hoyland typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Hoyland or who has acted in the same development.
I opted to have a survey carried out on a property in Hoyland in advance of retaining solicitors. I have been informed that there is a flying freehold aspect to the house. Our surveyor has said that some lenders will not issue a mortgage on this type of premises.
It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. If you call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Hoyland. Conveyancing may be slightly more expensive based on your lender's requirements.