Would the conveyancing practitioners Indexed on your site handle auction conveyancing in Noak Hill?
We know of a few auction practitioners we can connect you with those who can conduct auction conveyancing. Noak Hill is just one of our locations in which our lawyers have a presence.
We previously chose solicitors located in Noak Hill on the Nationwide solicitor panel. They have just billed me an additional fee for handling the Nationwide mortgage. Is this an additional conveyancing fee specified by Nationwide?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your property lawyer may charge a fee for this. The charge is not set by Nationwide but by your Noak Hill property lawyer. Numerous firms on the Nationwide panel will quote an ‘acting for lender’ fee but plenty of practices incorporate it on their overall fee.
Two weeks ago we had a mortgage agreed in principle with Santander. Noak Hill conveyancing lawyers have been selected. How long does it take for Santander to forward the offer to the solicitor?
There is no definitive answer here. Have Santander completed the survey? Have you advised Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Noak Hill solicitor on the HSBC panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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 HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
It has been 2 months since my purchase conveyancing in Noak Hill took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. 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.
How does conveyancing in Noak Hill differ for newly converted properties?
Most buyers of new build residence in Noak Hill come to us having been asked by the developer to exchange contracts and commit to the purchase even before the property is completed. This is because developers in Noak Hill 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 accustomed to new build conveyancing in Noak Hill or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Noak Hill is where the house is located. Can you offer any advice?
Flying freeholds in Noak Hill are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Noak Hill you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Noak Hill may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I'm remortgaging my primary property to a BTL mortgage with Nationwide Building Society and intend to use the remaining equity towards another property. The area we are talking about is Noak Hill. Will your conveyancers be able to act for the two mortgage companies and tie in the conveyances?
Make use of our search tool on this page to ensure that the conveyancers are on the relevant lender panels. On the basis that they are the solicitor will be able to connect the two deals but you should talk with you solicitor and make apparent your expectations and needs.