I have just started taking steps with the aim of changing my current homeowner mortgage to a BTL Clydesdale mortgage. I was told by my mortgage that I must appoint a solicitor as part of the process. I spoke to my former Lees conveyancing practitioner who who conducted the conveyancing when I previously acquired the house. The quote they've given of £550 has surprised me as I am not require purchase conveyancing - it’s just a bog-standard refinance.
The quote is slightly on the high side. If you are prepared to invest time contrasting prices you might reduce the fees marginally by as much as £100 plus VAT. On the other hand, assuming were pleased with the conveyancing the firm gave you mightcome to rue choosing an a cheaper solicitor. Remember to ensure that the firm can also act for Clydesdale. Do utilise our search tool to find a Lees conveyancing firm on the Clydesdale member panel, which can often include conveyancing solicitors in Lees.
Are all Lees Conveyancing Quality Solicitors on the Kent Reliance conveyancing list of approved firms?
A selection of banks and building societies now utilise CQS as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
I have paid off my mortgage with RBS. I assume I don't need a Lees conveyancing practitioner on the RBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
I am due to exchange contracts on my flat. I had a double glazing fitted in January 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Santander are being a right pain. The Lees solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
It has been four months following my purchase conveyancing in Lees took place. 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 premises 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.
Due to the encouragement of my in-laws I had a survey completed on a property in Lees before retaining lawyers. I have been informed that there is a flying freehold overhang to the property. The surveyor advised that some banks may refuse to issue a mortgage on this type of home.
It varies from the lender to lender. Lloyds has different instructions for example to Birmingham Midshires. If you call us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Lees. Conveyancing may be slightly more expensive based on your lender's requirements.
I'm refinancing my current house to a buy to let mortgage with Bank of Ireland and I will use the rest of the raised equity as a deposit on another property. The location we are talking about is Lees. Will your solicitors be able to act for both sets of banks and link together the transactions?
Do use our search tool on this page to ensure that the lawyers are approved by both mortgage companies. On the basis that they are the conveyancer should be able to connect the two deals but you should have a chat with you lawyer and make apparent your expectations and requirements.
Last December I purchased a leasehold house in Lees. Do I have any liability for service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Lees Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to buying
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Is the freehold owned jointly by the tenants? On the whole the outlay for major works tend not to be built into the service charges, albeit that there some managing agents in Lees ask leasehold owners to contribute towards a sinking fund created for the specific intention of building a fund for larger repairs or maintenance.