Why do I have to pay up front when it comes to conveyancing in Low Fell?
If you are buying a property in Low Fell your solicitor will ask you place them with monies to cover the search fees. This will be the total of the cost of the conveyancing searches. When the down payment is payable against the total price then this will be needed shortly in advance of contracts are exchanged. The closing balance that is due should be sent to your lawyer shortly before completion.
Can I be sure that the Low Fell conveyancing solicitor on the HSBC panel is any good?
When it comes to conveyancing in Low Fell obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor carrying out your transaction.
About to purchase house in Low Fell. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nationwide conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Low Fell conveyancing practitioner is on the Nationwide conveyancing panel.
I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Low Fell solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Low Fell postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Low Fell.
Should my conveyancer be making enquiries about flooding during the conveyancing in Low Fell.
The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Low Fell. Plenty of people will acquire a house in Low Fell, completely aware that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Lawyers are not best placed to offer advice on flood risk, but there are a various checks that may be undertaken by the purchaser or by their lawyers which will give them a better appreciation of the risks in Low Fell. The standard completed inquiry forms given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the owner to discover if the property has suffered from flooding. If flooding has previously occurred and is not notified by the vendor, then a purchaser may issue a legal claim for losses as a result of such an misleading reply. A buyer’s solicitors may also carry out an enviro report. This should higlight whether there is a recorded flood risk. If so, more detailed inquiries will need to be conducted.
4 months have gone by since my purchase conveyancing in Low Fell took place. I have checked the Land Registry site which shows that I paid £150,000 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.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Low Fell is the location of the property. Can you offer any assistance?
Flying freeholds in Low Fell are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Low Fell you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Low Fell 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 need to appoint a conveyancing solicitor for purchase conveyancing in Low Fell. I happened to chance upon a web site which looks to be the ideal answer If it is possible to get all the legals completed via web that would be preferable. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?