Would the conveyancing lawyers via your comparison service carry out conveyancing in London by way of an attended exchange?
We do have a number of conveyancing specialists carrying out personalised exchanges. Do e-mail us to receive a conveyancing quote and details as to availability.
We had instructed solicitors with offices in London on the Yorkshire BS solicitor panel. They have just invoiced me a further charge for handling the Yorkshire BS mortgage. Is this an additional conveyancing fee specified by Yorkshire BS?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your property lawyer can levy a fee for this. This fee is not set by Yorkshire BS but by your London solicitor. Numerous firms on the Yorkshire BS panel will charge ’dealing with mortgage’ fee but plenty of firms incorporate it on their overall fee.
We have a mortgage agreed in principle with Skipton. London conveyancing lawyers have been selected. What is the average time that one could expect to receive a mortgage offer from Skipton?
Some lenders take longer than others. Have Skipton completed the survey? Have you informed Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I currently have a mortgage with UBS for my property in London. Conveyancing was finalised a year ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform UBS?
You must advise UBS before renting your property as this is likely to be a breach of UBS’s mortgage conditions. It may be that UBS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. It should not be necessary to do this via a UBS conveyancing panel solicitor.
Should our conveyancer be raising enquiries concerning flooding as part of the conveyancing in London.
The risk of flooding is if increasing concern for conveyancers dealing with homes in London. There are those who buy a house in London, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not qualified to offer advice on flood risk, however there are a various searches that may be carried out by the buyer or by their solicitors which can figure out the risks in London. The standard information sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual inquiry of the owner to find out if the property has ever been flooded. In the event that the property has been flooded in past which is not notified by the seller, then a buyer could bring a compensation claim as a result of such an incorrect response. A purchaser’s conveyancers should also conduct an environmental search. This will indicate whether there is a recorded flood risk. If so, more detailed inquiries will need to be made.
I have a renovated Georgian property in London. Conveyancing solicitor acted for me and Clydesdale. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold under the exact same property. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register as there may be 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 London and other areas of 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 check the situation with the conveyancing practitioner who completed the work.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. London is where the house is located. Can you offer any advice?
Flying freeholds in London are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in London you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in London may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I am 3 weeks into a leasehold purchase having been referred to solicitors by the selling agent to carry out the conveyancing in London. I am am extremely disappointed with the quality of service. Can you you assist me in finding new solicitors?
They would need to be really poor to suggest diss instructing them. Has your loan offer been issued? In the event that it has you need to make them aware of the replacement conveyancer and have the offer are issued to the new lawyers. The conveyancer needs to be on the banks panel to avoid supplemental charges and complications. So that should be your first question of the new conveyancers. The search tool should assist you in finding a lender approved solicitor for your home move in London