Can I be sure that the Ruxley conveyancing solicitor on the Bank of Ireland panel is any good?
When it comes to conveyancing in Ruxley getting recommendations is a good 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 advise that you speak with the lawyer carrying out your conveyancing.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Ruxley conveyancer on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
After what feels like an age I have had an offer on a flat in Ruxley agreed to, the sellers do however have a tied purchase. The owners have offered on somewhere, but it’s not yet agreed to, and are looking at other properties booked. I have instructed a nearby conveyancing solicitor in Ruxley. What should be my next step? When do I get the mortgage application with Leeds Building Society going?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then survey, Ruxley conveyancing search charges, etc). First, you must ensure that your conveyancing practitioner is on the Leeds Building Society conveyancing panel. Regarding the subsequent phase this very much dictated by the circumstances of your case, motivation for the property and on the state of the market. During a buoyant market the majority of purchasers would apply for a home loan with Leeds Building Society and arrange for the valuation and only if it comes back ok would they pay their property lawyer to press on with the conveyancing in Ruxley.
Is it necessary to pay for insurance to cover chancel repairs when buying a property in Ruxley?
Unless a prior acquisition of the premises completed after 12 October 2013 you can assume that lawyers handling conveyancing in Ruxley to remain encouraging a chancel search and or insurance against a claim.
I'm buying my first flat in Ruxley with the aid of help to buy. The builders would not reduce the price so I negotiated 6k of fixtures and fittings instead. The house builders rep told me not inform my lawyer about the deal as it could impact my loan with the bank. Should I keep quiet?.
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 am looking for a ground for flat up to £305k and identified one close by in Ruxley I like with open areas and station nearby, the downside is that it's only got 52 years on the lease. There is not much else in Ruxley in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a home loan the shortness of the lease will be an issue. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this.
My husband and I are first time buyers - had an offer accepted, yet the property agent advised that the seller will only move forward if we appoint the agent's recommended solicitors as they want a ‘quick sale’. Our preferred option is to instruct a family conveyancer who is familiar with conveyancing in Ruxley
We suspect that the seller is unaware of this request. If they desire ‘a quick sale', alienating a genuine purchaser is not the way to achieve this. Bypass the agents and go straight to the owners and make the point that (a)you are genuine purchasers (b)you are ready to progress, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you will continue to use your preferred Ruxley conveyancing solicitors - as opposed tothose that will provide the estate agent a kickback or achieve conveyancing thresholds demanded by senior management.
I am searching for Ruxley online conveyancing estimates. Can I be confident that all the Ruxley firms that are listed on your website are on the lender conveyancing panel?
The law firms on our directory have advised us that they are on the lender panel and agreed to advise us to take down their listing in the event of removal off of the bank panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific Ruxley conveyancing solicitor being on the lender conveyancing panel is not accurate.