I have paid off my mortgage with UBS. I assume I don't need a Newall Green conveyancing practitioner on the UBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS 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 UBS mortgage from the register. UBS, 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 UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
After weeks of negotiation I have agreed a price on a house in Newall Green. My financial adviser suggested a property lawyer. I paid an advanced payment of £150. Soon after, the conveyancer contacted me embarrassingly acknowledging that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Our sealed bid on a property in Newall Green has been accepted, but there is a chain. The vendors have offered on a flat, however it’s not yet tied up, and are looking at other apartments in the pipeline. I have selected a local conveyancing solicitor in Newall Green. What should be my next step? When should I get the mortgage application with Coventry BS started?
It is usual to have concerns where there is a chain as you are unlikely to want to incur costs too early (home loan application is approx one thousand pounds, then survey, Newall Green conveyancing search charges, etc). First, you must check that your conveyancer is on the Coventry BS approved list. Regarding the subsequent stages this very much depends on the circumstances of your transaction, desire for this property and on the state of the market. In a buoyant market some buyers will apply for the mortgage with Coventry BS and pay for the valuation and only if it comes back ok would they request their property lawyer to move forward with searches.
4 months have gone by since my purchase conveyancing in Newall Green 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 residence 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.
How does conveyancing in Newall Green differ for newly converted properties?
Most buyers of new build premises in Newall Green come to us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is built. This is because new home sellers in Newall Green usually purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Newall Green or who has acted in the same development.
I am thinking of appointing a conveyancing practitioner in Newall Green for my remortgage. Is there any facility to see a solicitor's record with the profession’s regulator?
Members of the public may find documented Solicitor Regulator Association (SRA) decisions stemming from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find details Pre 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The SRA could monitor telephone calls for training reasons.
I am hoping to put an offer on a small detached house that appears to be perfect, at a reasonable price which is making it more attractive. I have since discovered that the title is leasehold rather than freehold. I am assuming that there are issues purchasing a house with a leasehold title in Newall Green. Conveyancing lawyers have are soon to be instructed. Will my lawyers set out the implications of buying a leasehold house in Newall Green ?
The majority of houses in Newall Green are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are buying in Newall Green in which case you should be looking for a Newall Green conveyancing practitioner and check that they have experience in advising on leasehold houses. First you will need to check the number of years remaining. Being a tenant you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as obtaining the landlord’spermission to conduct alterations. You may also be required to pay a maintenance charge towards the maintenance of the communal areas where the house is part of an estate. Your solicitor will appraise you on the various issues.
Newall Green Conveyancing for Leasehold Flats - A selection of Questions you should ask before buying
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Can you inform me if there are any major works in the near future that could add a premium to the service fees? The best form of lease arrangement is a share of the freehold. In this arrangement the lessees enjoy control and even though a managing agent is usually retained where it is bigger than a house conversion, the managing agent acts for the leaseholders themselves. How much is the yearly maintenance fee and ground rent?
Been on the hunt for a lawyer for leasehold sale conveyancing in Newall Green. We are selling, simple no mortgage to discharge, no rush, currently vacant. Had an estimate from a conveyancer for £1000 excluding VAT which is a tad expensive given that its so straightforward. Can I pay less for conveyancing in Newall Green?
As it’s a sale only, £450 + VAT would be about the best for a Newall Green solicitor firm.