I instructed a high street solicitor for our conveyancing in Morpeth last week. After carefully reading the Terms and Conditions I seewe are liable for charges even if the dealdoes not happen. Would I be best advised to instruct a web based conveyancing brokerage promising no-sale-no-fee conveyancing in Morpeth?
It is usually ‘give and take’ in that if "No Completion No Fee" is available then the fee levels will tend to be be uplifted to counteract the transactions that fail to complete. Dont forget that these deals generally do not protect you from outlay such as Morpeth conveyancing search fees.
Me and my partner are about to complete on the purchase of a house in Morpeth but as a consequence of wreckage from some water damage at the property I have was able negotiate compensation from the seller of £2k in the form of a adjustment in the price. I had intended this to be dealt with as part of amending the contract however Principality are not allowing this. Why were they informed?
Your conveyancer that is on a Principality approved list is required to disclose to Principality of any changes to the sale price. If you were to refuse your conveyancer to report the price change to Principality then they would have to discontinue acting for you. In addition, Principality and you would have to appoint a new solicitor for your conveyancing in Morpeth.
Are all Morpeth Conveyancing Quality Solicitors on the Santander conveyancing panel?
Some major banks and building societies now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
Is it the case that all Morpeth solicitors on the Co-operative conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Co-operative approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Some banks do allow licenced conveyancers on their panel and in that case the practice would be regulated by the Council of Licensed Conveyancers.
I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Morpeth property lawyer on the Bank of Ireland panel to remove 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
My wife and I have a 4 bedroom Victorian house in Morpeth. Conveyancing lawyer represented me and Barnsley Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, another for leasehold under the matching 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 for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Morpeth and other locations in 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 lenders. You can also question the situation with your conveyancing lawyer who completed the work.
My company is hoping to lease a unit on a shopping parade. Can you recommend conveyancers offering no-move-no costs for non-domestic conveyancing in Morpeth for less than £1,200?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Morpeth, including the disposal and acquisition of businesses as well as simply property. Whether you are intending to buy or sell a shop, pub, restaurant, office, retail unit or a complete business we can find you the right solicitor. Regarding the fees this will depend on the structure and complexity of the proposed transaction. Please provide us with your contact information or email us so that we can furnish you with comprehensive commercial conveyancing quote.
Our offer on house in Morpeth was agreed to, but there is a chain. The sellers have offered on on an apartment, although it’s not been accepted yet, and are looking at other properties booked. I have chosen a nearby conveyancing solicitor in Morpeth. What should be my next step? When should I get the mortgage application with Kent Reliance going with Kent Reliance?
It is understandable to have anxieties where there is a chain given your reluctance to incur expenses prematurely (mortgage application is in the region of £1k, then survey, Morpeth conveyancing search charges, etc). First, you must ensure that your conveyancing practitioner is on the Kent Reliance conveyancing panel. As to the next phase this very much depends on the circumstances of your transaction, desire for the property and on the state of the market. During a rising market some purchasers would apply for the mortgage with Kent Reliance and pay for the valuation and only if it was satisfactory would they request their conveyancing practitioner to move forward with the conveyancing in Morpeth.