Recently contacted my conveyancing solicitor in Launceston who acted for me 18 months ago requesting a conveyancing quote based on the same type of home move (a leasehold property and a freehold property) of similar values with a mortgage from Lloyds TSB Bank. I am now being charged double. Better the devil I know or do I seek out an alternative conveyancer?
The estimate does seem a little overpriced. If you shop around you could get the conveyancing a bit cheaper by say £125. On the other hand, assuming were pleased with the service the firm offered you couldlive to rue choosing an a cheaper conveyancer. If is important to check that the conveyancer can act for Lloyds TSB Bank. You can use our search tool to get a quote a Launceston conveyancing firm on the Lloyds TSB Bank member panel, which can often include conveyancing solicitors in Launceston.
My fiance and I intend to remortgage our penthouse in Launceston with Aldermore. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose any adults other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the apartment is forfeited by the lender. I have two concerns (1) Is this form unique to the Aldermore conveyancing panel as he never had to sign this form when we remortgaged 5 years ago (2) Does our son by signing this compromise his rights to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Aldermore. This is solely used to protect Aldermore if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Aldermore had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
I am selling my house in Launceston. Does my conveyancer need to be required to be on the RBS conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the RBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently at the moment.
3 months have elapsed since my purchase conveyancing in Launceston completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. 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 property 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.
I decided to have a survey completed on a house in Launceston before retaining conveyancers. I have been told that there is a flying freehold aspect to the house. My surveyor has said that some lenders will not give a mortgage on this type of premises.
It depends who your proposed lender is. Lloyds has different requirements from Nationwide. If you contact us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Launceston. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Launceston to see if the conveyancing costs will increase in light of this.
I'm remortgaging my current house to a buy to let loan with Chelsea Building Society and I will use the rest of the raised equity as a deposit on a second property. The neighborhood we are interested in is Launceston. Will your conveyancers be able to act for the two lenders and tie in the conveyances?
Make use of our search tool on this page to be sure that the solicitors are on the relevant lender panels. Having checked that they are your solicitor will be able to connect the two transactions but you should talk with you solicitor and specify your desired outcome and requirements.