Do I need to visit the offices of the solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in Saxmundham so that I can pop in to their offices when needed.
As opposed to 15 years ago, the vast majority mortgage companies no longer need their conveyancing panel lawyer to witness the mortgagors signature. It will still be necessary for you to hand over ID documents and there are still distinct advantages to instructing a locally based ayer, in your situation a conveyancing solicitor in Saxmundham.
Is it correct that all Saxmundham CQS (Conveyancing Quality Scheme) solicitors are on the Nationwide conveyancing list of approved practices?
It is true that some banks and building societies now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
We had selected solicitors locally in Saxmundham on the Leeds Building Society solicitor panel. They are now charging me a further sum for dealing with the Leeds Building Society mortgage. Is this an additional conveyancing fee set by Leeds Building Society?
Provided it is contained in their Terms and Conditions or Quote then yes your conveyancer can levy a fee for this. This fee is not set by Leeds Building Society but by your Saxmundham conveyancing practitioner. Some firms on the Leeds Building Society panel will charge ’dealing with mortgage’ fee and others do not.
About to purchase flat in Saxmundham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Saxmundham solicitor is on the Aldermore conveyancing panel.
We are planning on selling our property in Saxmundham and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any high street Saxmundham conveyancer would know this is not the case. It does beg the question why the purchasers are using an internet conveyancing outfit rather than a conveyancing solicitor in Saxmundham. Having lived in Saxmundham for many years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek confirmation that there is no issue.
It sounds as though you may have a conveyancing firm already. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
2 months have elapsed since my purchase conveyancing in Saxmundham concluded. I have checked the Land Registry website which shows that I paid £200,000 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 premises 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 Saxmundham differ for newly converted properties?
Most buyers of new build premises in Saxmundham approach us having been asked by the builder to sign contracts and commit to the purchase even before the residence is completed. This is because developers in Saxmundham tend to purchase the site, 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 conveyancers 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 Saxmundham or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what should have been a straight forward, no chain conveyancing. Saxmundham is the location of the property. Can you offer any opinion?
Flying freeholds in Saxmundham are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Saxmundham you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Saxmundham may ascertain 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 property.