It is is a decade since I acquired my house in Nag's Head. Conveyancing solicitors have just been retained on the sale but I can't track down my deeds. Will this cause complications?
Don’t worry too much. Firstly there is a chance that the deeds will be retained by your mortgage company or they may be in the possession of the conveyancers who handled the purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring current official copies of the land registers. Nearly all conveyancing in Nag's Head relates to registered property but in the unlikely event that your property is unregistered it adds to the complexity but is resolvable.
There are plenty of conveyancing solicitors in Nag's Head but how do I know who's good?
Do not opt for the cheapest Nag's Head conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
How can we know in advance if a Nag's Head conveyancing solicitor on the TSB panel is any good?
When it comes to conveyancing in Nag's Head getting recommendations is a sensible 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 which is cheap as chips. We would always advocate that you speak with the lawyer conducting your transaction.
The mortgage over my property is with Bank of Ireland for my property in Nag's Head. Conveyancing was finalised 12 months ago. Should I wish 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 Bank of Ireland?
Your original mortgage agreement with Bank of Ireland will provide that you need their approval prior to letting out your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. It may be that Bank of Ireland will allow you to rent 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 Bank of Ireland directly. It should not be necessary to do this via a Bank of Ireland conveyancing panel lawyer.
We are close to exchanging contracts on the sale of our property in Nag's Head and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Nag's Head lawyer would know this is not the case. For the life of me I don't know why the buyers instructed an internet conveyancing firm rather than a conveyancing solicitor in Nag's Head. We have lived in Nag's Head for three years we know of no issue. Is it a good idea to get in touch with our local Authority to get clarification need.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
three months have gone by following my purchase conveyancing in Nag's Head completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. 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 asset 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.
I have been pointed in your direction by two or three local property agents in Nag's Head to choose a conveyancer on your site. Is there a financial incentive for Estate Agents to offer your services ahead of another?
We refuse to give any referral fee for directing people to this site. We found it would be just too difficult to pay a commission as members of the public would think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
Am I best advised to instruct a Nag's Head conveyancing lawyer based in the location that I am hoping to buy? I have an old university friend who can deal with the legal formalities but his firm is located approximately 350miles away.
The benefit of a high street Nag's Head conveyancing firm is that you can visit the firm to execute paperwork, hand in your ID and pester them where appropriate. Having local Nag's Head know how is a benefit. That being said it's more important to get someone that will do a good and efficient job. If you know people who used your friend and they were content that should trump using an unfamiliar Nag's Head conveyancing solicitor just because they are based in the area.