Just been in touch with my conveyancing solicitor in Little Oakley who conducted the legals 18 months ago and wanted a conveyancing costs illustration based on the same type of home move (a leasehold premises and a freehold property) of similar values with a home loan from Britannia. It looks as though am now being charged double. Am I right to be tempted to shop around for an alternative property lawyer?
The estimate does seem a tad overpriced. If you are willing to invest time scrutinising costs you might decrease the fees slightly by as much as £100 plus VAT. On the other hand, providing that you were satisfied with the conveyancing the firm provided you couldlive to rue choosing an an untested lawyer. Don't forget to ensure the firm can act for Britannia. You can employ our search tool to get a quote a Little Oakley conveyancing firm on the Britannia member panel, which can often include conveyancing solicitors in Little Oakley.
We are a couple about to sign contracts for a property in Little Oakley. We have hit a snag. The mortgage offer with Lloyds TSB Bank runs out on 10/4/2025 but the vendors are insisting on a completion date of 14/4/2025. Is it possible to prolong the loan expiry date?
The person best placed to deal with your issue is your lawyer who should determine if he or she is better off negotiating with the mortgage broker, seller’s lawyers, estate agents or indeed all three based on what has happend in your conveyancing to date.
Why do I have to pay up front for my conveyancing in Little Oakley?
Where you are retaining lawyers for conveyancing in Little Oakley your solicitor will request that you place them with funds to cover the search fees. This will be the total of the cost of the Local Authority Search. When the down payment is payable against the purchase price then this should be needed immediately in advance of contracts are exchanged. The final balance that is due will be payable shortly before completion.
My bid for a property was accepted at auction in Little Oakley. Conveyancing is required. What is next?
Having to in every practical sense signed on the dotted line you should appoint a conveyancing lawyer soon as you will have a pending deadline in which to complete the conveyancing. Every auction property should have a corresponding legal set of papers. This will include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the legal papers should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You must pass this on to the lawyer instructed by you at the earliest opportunity. Do make sure that that you have the requisite funding in order to complete on the date specified in the contract.
Please help - my lawyer advises that defective lease insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Little Oakley?
The appropriate level of defective lease indemnity insurance depends on who your lender is. It would differ for example between Yorkshire Building Society and Chelsea Building Society. Conveyancing practitioners as opposed to members of the public take out such insurances.
I have paid off my mortgage with Bank of Ireland. I assume I don't need a Little Oakley lawyer on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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 Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
I'm purchasing my first flat in Little Oakley benefiting from help to buy. The sellers would not move on the amount so I negotiated 6k of extras instead. The sale representative advised me not reveal to my solicitor about the deal as it would adversely affect my mortgage with Coventry Building Society. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Over the last few months I have been searching for a leasehold apartment up to £195,000 and found one round the corner in Little Oakley I like with a park and station nearby, however it only has 52 years on the lease. There is not much else in Little Oakley suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you require a mortgage the remaining unexpired lease term may be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.