My partner’s dad is a conveyancing practitioner. I suspect that I will receive friends and family pricing for conveyancing, but if not, what level of fees should I be paying for conveyancing in Penn?
You should contrast pricing. Do use our search tool on this site. The prices seem to vary but service levels do are distinct between solicitors as is true with the vast majority of professional services.
My property lawyer in Penn has never been on on the TSB Conveyancing Panel. Is it possible for me to retain my prefered solicitor notwithstanding that they are not on the TSB list of approved lawyers?
Your options are as follows:
- Complete the purchase with your existing Penn solicitors but TSB will need to retain a solicitor on their list of acceptable firms. This will result in additional overall legal fees as well as result in frustration.
- Get a new solicitor to to deal with the conveyancing, remembering to check they are Persuade your solicitor to do everything within their powers to join the TSB conveyancing panel
A colleague advised me that in purchasing a property in Penn there could be various restrictions prohibiting external changes to the property. Is this right?
We are aware of a number of properties in Penn which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Penn should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Are all Penn Conveyancing Quality Solicitors on the Clydesdale conveyancing list of approved solicitors?
Some major banks and building societies now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.
I have today made my last payment due on my mortgage with Virgin Money. I assume I don't need a Penn property lawyer on the Virgin Money panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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 Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
four months have gone by since my purchase conveyancing in Penn took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. 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.
I am buying my first flat in Penn with a mortgage from Barclays . The developers refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent advised me not reveal to my lawyer about this side-deal as it may impact my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
In scouring the world wide web for the phrase conveyancing in Penn it shows results of numerous property lawyersin the area. How do I determine which is the suitable conveyancer for purchase transaction?
The preferential way of finding a suitable conveyancer is via trusted referral, so seek the counsel of colleagues and those you trust who have bought a property in Penn or a local estate agent or financial adviser. Charges for conveyancing in Penn differ, so it's a good idea to secure a minimum of four costs illustrations from varying types of law firms. Dont forget to clarify what costs in the quote includes.