We hired a high street firm for our conveyancing in Langley today. Going through the terms of engagement it is apparent thatI am on the hook for charges even if our purchase aborts. Should I ditch them and appoint a web based conveyancing brokerage offering no completion no cost conveyancing in Langley?
It is usually ‘give and take’ in that if "No Completion No Fee" is advertised then the conveyancing charges will tend to be be higher to offset the cases that abort. Please beware that these deals tend not to cover disbursements such your Langley conveyancing search charges.
My grandfather passed away last year and as sole heir and executor I was left the property in Langley. The house had a small mortgage left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Principality, pay off the mortgage. Is this possible?
If you plan to re-mortgage then Principality will insist on your using a conveyancer on the Principality conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Principality conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Principality mortgage is registered as a charge at the Land Registry.
My wife and I have a semi-detached Edwardian house in Langley. Conveyancing lawyer acted for me and Yorkshire Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?
You should read 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Langley and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with your conveyancing practitioner who conducted the work.
Due to the encouragement of my in-laws I had a survey completed on a property in Langley before retaining conveyancers. I have been told that there is a flying freehold aspect to the house. Our surveyor advised that some lenders will not give a loan on a flying freehold property.
It depends who your proposed lender is. Santander has different instructions for example to Nationwide. Should you wish to call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Langley. Conveyancing will be smoother if you use a solicitor in Langley especially if they are familiar with such properties in Langley.
In scouring the internet for the words on line conveyancing in Langley it brings up numerous conveyancersin the area. How do I determine which is the suitable conveyancing solicitor for my move?
The best way of seeking the right conveyancer is through a personal referral, so seek the counsel of friends and relatives who have bought a property in Langley or the respected estate agent or mortgage broker. Costs for conveyancing in Langley vary, so it's advisable to request a minimum of four costs illustrations from varying types of companies. Dont forget to clarify what costs in the quote includes.
I have just placed an offer on an apartment in Langley and the broker that we are using suggested his solicitor. He quoted £900 plus VAT and 3rd party costs. Does this sound like a good deal?
You should not rely on a single quote. One should seek like-for-like quotes for your conveyancing in Langley. Then pick one that you trust and crucially, is on the approved list of the bank that you have applied for a mortgage from.