I am buying a semi-detached house in Montgomery. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Montgomery you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Montgomery.
My wife and I are spending time viewing flats in Montgomery and I am about to put in an offer. Is it too early to have a solicitor in place? I am planning to take a mortgage with Co-operative.
It would be sensible to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are seeking a mortgage with Co-operative, ask your prospective lawyers if they are on the Co-operative conveyancing panel otherwise they can't do the mortgage legal work.
I have a mortgage with Leeds Building Society for my property in Montgomery. Conveyancing was finalised a year ago. If I am intending 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 Leeds Building Society?
You must advise Leeds Building Society before renting your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. It may be that Leeds Building Society 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 Leeds Building Society directly. It should not be necessary to do this via a Leeds Building Society conveyancing panel lawyer.
My sealed bid on a semi in Montgomery has been agreed to, but there is a chain. The sellers have offered on a flat, but it’s not yet tied up, and are looking at other apartments in the pipeline. I have instructed a nearby conveyancing solicitor in Montgomery. What do I do now? When do I get the mortgage application with Virgin Money started?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of one thousand pounds, then valuation, Montgomery conveyancing search costs, etc). The first course of action is to ensure that your lawyer is on the Virgin Money conveyancing panel. As to the subsequent stages this very much depends on the specifics of your case, motivation for this property and on the state of the market. During a rising market the majority of purchasers would apply for a home loan with Virgin Money and arrange for the valuation and only if it was satisfactory would they pay their conveyancer to move forward with searches.
Due to the advice of my in-laws I had a survey completed on a house in Montgomery before appointing conveyancers. I have been told that there is a flying freehold aspect to the house. The surveyor advised that some lenders may refuse to give a mortgage on a flying freehold property.
It varies from the lender to lender. Lloyds has different requirements from Birmingham Midshires. Should you wish to call us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Montgomery. Conveyancing may be slightly more expensive based on your lender's requirements.
In what way can the Landlord & Tenant Act 1954 affect my commercial offices in Montgomery and how can you help?
The particular law that you refer to gives security of tenure to business lessees, granting the a statutory right to apply to court for a renewal tenancy and remain in occupation when the lease reaches an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and help with commercial conveyancing in Montgomery
Am I better off to instruct a Montgomery conveyancing solicitor based in the vicinity that I am purchasing? We have a good friend who can perform the conveyancing but they are based a couple of hundredmiles drive away.
The primary upside of using a high street Montgomery conveyancing practice is that you can attend the office to execute paperwork, deliver your identification documents and pester them if necessary. They will also have local insight which is a benefit. That being said it's more important to get someone that will do a good and efficient job. If if people you trust instructed your friend and in the main were happy that must outweigh using an unfamiliar Montgomery conveyancing solicitor solely due to them being Montgomery based.
What should I expect to pay for conveyancing in Montgomery?
Almost all Montgomery conveyancing solicitors will charge a set fee. If extra work arise during the transaction your solicitor should advise you in writing of any additional costs for such work as soon as it becomes apparent. Some practices will agree not to render an invoice if the deal aborts, others will charge a percentage of the agreed costs, according to the point at which the matter does not proceed.
It may be helpful for you to seek a few conveyancers to give you a quotation.