IfI were to purchase a straightforward housein Kelsall for cash and dispense with a survey and no local authority searches how much should I expect to have to pay for conveyancing in Kelsall?
Any savings you would make would be isolated to the costs for searches. The conveyancer still got to do everything else - money laundering, correspond with the sellers conveyancer, SDLT return, register the ownership etc. You might save a bit for them not having to register a charge however it won't be significant.
We note that you have a search directory identifying solicitors on the Lloyds conveyancing panel. Do firms pay you a commission if I retain them for our conveyancing in Kelsall?
We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Kelsall.
We're in Kelsall, First timers buying with a mortgage (lender is Yorkshire BS , and our lawyer is on the Yorkshire BS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Yorkshire BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
A colleague informed me that in buying a property in Kelsall there may be various restrictions as to what one can do in terms of external alterations to a property. Is this right?
There are a number of properties in Kelsall which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Kelsall should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
When it comes to mortgage companies such as Coventry BS, do Kelsall solicitors face a fee to be on the list of approved solicitors?
We are unaware of any lender fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
Can I be sure that the Kelsall conveyancing solicitor on the Kent Reliance panel is any good?
When it comes to conveyancing in Kelsall getting recommendations is a sensible 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 which is cheap as chips. We would always suggest that you speak with the solicitor handling your transaction.
My partner and I are selling our property in Kelsall and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Kelsall lawyer would know that there is no such problem. It does beg the question why the purchasers are using a factory type conveyancing practice rather than a conveyancing solicitor in Kelsall. We have lived in Kelsall for 5 years we know of no issue. Is it a good idea to contact our local Authority to get clarification that the buyers are looking for.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You need to check with 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 life insurance to cover that same illness)
I have a renovated Victorian property in Kelsall. Conveyancing practitioner represented me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold with the matching address. Is it worth asking Godiva Mortgages Ltd to clarify?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Kelsall and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with your conveyancing solicitor who conducted the purchase.