Why do I have to pay up front for my conveyancing in Rayners Lane?
If you are buying a property in Rayners Lane your lawyer will request that you to provide them with monies to cover the the cost of the conveyancing searches. Generally this is asked for to cover the fees of the conveyancing searches. If any down payment is as part of the sale price then this will be asked for immediately in advance of exchange of contracts. The final balance that is due should be transferred a few days prior to the day of completion.
Do I need to attend the offices of the solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in Rayners Lane so that I can attend their offices when needed.
Most conveyancing panel lawyers for banks conduct their communications through Royal Mail, internet or over phone calls. This means that they can undertake the conveyancing transaction regardless of where you live in England or Wales. Nevertheless you can check if you can still book an appointment to visit conveyancing lawyer if needed.
I am assisting my step-mother sell her property in Rayners Lane. Will the solicitor arrange the energy performance certificate or it is for me to coordinate?
After the abolition of Home Packs, energy assessments remained a mandatory component of moving house. An EPC should be to hand in advance of the property being put on the market. It is not as aspect of the sale process that solicitors normally organise. If you are using a Rayners Lane conveyancing lawyer they might help arrange energy assessments given their contacts with reputable Rayners Lane energy assessors
The mortgage over my property is with TSB for my property in Rayners Lane. Conveyancing was finalised 12 months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform TSB?
TSB must be informed of your intention prior to letting out your property as this is likely to be a breach of TSB’s mortgage conditions. In many cases banks or building societies will permit you to let 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 TSB directly. You need not do this via a TSB conveyancing panel solicitor.
I recently had an offer agreed on a house in Rayners Lane. My mortgage broker recommended their conveyancers. I paid an advanced payment of £225. A few days later, the lawyer called me to say that they were not on the Virgin Money 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 Virgin Money 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.
2 months have gone by since my purchase conveyancing in Rayners Lane took place. I have checked the Land Registry website which shows that I paid £175,000 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 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 a new build house in Rayners Lane benefiting from help to buy. The developers would not move on the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent told me not reveal to my solicitor about this extras as it could adversely affect my mortgage with Norwich and Peterborough Building Society. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
I previously informed by my lender that their panel solicitors operate no sale no fee basis for conveyancing in Rayners Lane. I had a purchase abort nevertheless the conveyancers have requested search fees! They are claiming that the fees are independent!
By promising "no move no fee" Rayners Lane conveyancing practices are waiving their charges for any work conducted. We must stress this does not constitute an insurance scheme. you will still required to reimburse any disbursements that the conveyancing practitioner has incurred for you for instance Rayners Lane local authority checks