I am in the throes of transferring my current homeowner mortgage to a BTL Bank of Ireland mortgage. The bank has said that I require a conveyancer for this. I got in contact with my former Hurworth conveyancing solicitor who who completed the conveyancing when I previously bought the premises. The fee calculation provided of just over five hundred pounds is surprising as its a refinance than a sale or purchase.
The costs illustration is slightly on the high side. Where you are prepared to expend time contrasting costs you may be able to decrease the fees marginally by perhaps £125. That being said, if you were content with the conveyancing the firm offered you mightlive to rue choosing an a cheaper solicitor. If is important to be sure that the solicitor can act for Bank of Ireland. You can utilise our search tool to choose a Hurworth conveyancing firm on the Bank of Ireland member panel, which can often include conveyancing solicitors in Hurworth.
I am considering applying for a Nationwide mortgage for purchase of a new build (under development) in Hurworth with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Nationwide ?
In theory, you could use a solicitor that is not on the Nationwide conveyancing panel, but Nationwide would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
We previously selected conveyancers based in Hurworth on the Aldermore solicitor approved list. They are now charging me a supplemental amount for handling the Aldermore mortgage. Is this an additional conveyancing fee set by Aldermore?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your conveyancer is entitled to levy a fee for this. This charge is not set by Aldermore but by your Hurworth solicitor. Some firms on the Aldermore panel will quote ’dealing with mortgage’ fee but some firms incorporate it on their overall fee.
How can we tell if a Hurworth conveyancing solicitor on the Coventry BS panel is any good?
When it comes to conveyancing in Hurworth obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer carrying out your transaction.
I have paid off my mortgage with HSBC. I assume I don't need a Hurworth conveyancer on the HSBC panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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 HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
What does a local search inform me about the house my wife and I buying in Hurworth?
Hurworth conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search company such as Searchflow The local search plays an important part in many a Hurworth conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your new home. The search will reveal information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.
Are there restrictive covenants that are commonly identified as part of conveyancing in Hurworth?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Hurworth. 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 £245,000 and found one round the corner in Hurworth I like with a park and railway links in the vicinity, however it's only got 52 years unexpired on the lease. There is not much else in Hurworth for this price, so just wondered if I would be making a grave error buying a lease with such few years left?
If you require a mortgage that many years will be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.