My previous lawyer has quoted £1200 for freehold conveyancing in Lydiate. I am selling a Georgian house for £300,000. Are these conveyancing fees excessive? Is it in excess of the norm for conveyancing in Lydiate?
The charges are a little high. If you shop around you may be able to get the conveyancing a bit cheaper by perhaps a hundred pounds. On the other hand, you maycome to regret opting for an an unknown lawyer. Remember to ensure that the firm can also act for your mortgage company. Do utilise our comparison tool to get a quote a Lydiate conveyancing company on the banks approved list of lawyers which can often include conveyancing solicitors in Lydiate.
My partner and I intend to remortgage our maisonette in Lydiate with Kent Reliance. We have a son 18 who lives with us. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the flat is repossessed. I have a couple of concerns (1) Is this document specific to the Kent Reliance conveyancing panel as he never had to sign this form when we remortgaged 5 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
First, rest assured that your Kent Reliance conveyancing panel solicitor is doing the right thing 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 Kent Reliance. This is solely used to protect Kent Reliance 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 Kent Reliance 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.
My father advised me that in buying a property in Lydiate there could be a number of restrictions affecting the ability to carry out external alterations to a property. Is this right?
We are aware of anumerous of properties in Lydiate which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Lydiate should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have today made my last payment due on my mortgage with Kent Reliance. I assume I don't need a Lydiate conveyancer on the Kent Reliance panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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 Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
I have instructed a Lydiate conveyancing practitioner having made sure that they are on the HSBC conveyancing panel. Does my lawyer arrange the survey of the property?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC 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 property 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 Lydiate postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Lydiate.
Have completed on a a semi-detached house in Lydiate , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Lydiate conveyancing solicitor has been very slow, so I want to check that my purchase is recorded.
There is nothing unique when it comes to conveyancing in Lydiate registration formalities. Rather than based on location, timeframes can vary subject to who lodges the application, whether it is in order and if the Land registry need to notify any interested parties. As of today in the region of 80% of such applications are completed in less than three weeks but some can be subject to protracted delays. Historically registration is effected once the new owner is living at the property thus an expedited registration is not typically primary concern but where it is urgent that the the registration takes place urgently then you or your lawyers must communicate with the Registry to express the reasoning for the application to be prioritised.
I'm purchasing a new build house in Lydiate with a loan from The Royal Bank of Scotland. The builders would not budge the amount so I negotiated 6k of extras instead. The house builders rep advised me not to tell my conveyancer about this extras as it could put at risk my mortgage with the lender. Is this normal?.
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 UK Finance website. UK Finance 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.
I need to find a mortgage company panel solicitor in Lydiate. Could you help me?
It is not clear why you need a Lydiate panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the lender to find out which solicitors in Lydiate are on their panel . If you do find such a firm in Lydiate not listed please direct them to our site to list. After all the cost is only one £1 a month