Just contacted my conveyancing solicitor in South Acton who acted for me 18 months ago and wanted a conveyancing costs illustration based on the same type of house sale & purchase (a leasehold residence and a freehold property) of similar values with a home loan from Bank of Ireland. It looks as though am now being charged twice the amount. Am I right to be tempted to shop around for a cheaper online property lawyer?
The charges are a little high. If you shop around you might shave off some of the expense by perhaps £100 plus VAT. That being said, if you were content with the assistance the firm provided you mightlive to rue choosing an a cheaper solicitor. Don't forget to enquire the conveyancer can act for Bank of Ireland. You can employ our search tool to find a South Acton conveyancing firm on the Bank of Ireland conveyancing panel, which can often include conveyancing solicitors in South Acton.
All was ready to complete my purchase in South Acton next Friday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the bank. What does the insurance need to cover?
Any lawyer on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 instructions. These obligations are not specific to conveyancing in South Acton.
How can we tell if a South Acton conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in South Acton obtaining recommendations is a good start. 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 advertising the lowest fees. We would always advise that you speak with the lawyer handling your conveyancing.
I had a mortgage agreed in principle with RBS. South Acton conveyancing practitioners have been chosen. How long does it take for RBS to issue the offer to the conveyancer?
There is no definitive answer here. Have RBS conducted the valuation? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have paid off my mortgage with Barclays. I assume I don't need a South Acton conveyancing practitioner on the Barclays panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Barclays 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 Barclays mortgage from the register. Barclays, 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 Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
I moved into my house on 11 October and the transaction details is yet to be registered. Any reason for this? My conveyancing solicitor in South Acton advises it should be dealt with inside ten days. Are transfers in South Acton particularly slow to register?
As far as conveyancing in South Acton registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can adjust according to who lodges the application, whether it is in order and if the Land registry communicate with any other persons or bodies. As of today roughly three quarters of submission are fully dealt with in less than three weeks but some can be subject to extensive hold-ups. Registration occurs once the purchaser is living at the premises therefore 'speed' is not usually primary concern but if there is a degree of urgency associated with the registration then you or your conveyancer should contact the land registry and explain the circumstances.
I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. South Acton is where the house is located. What do you suggest?
Flying freeholds in South Acton are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in South Acton you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in South Acton 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.
I have recently had an offer accepted on a leasehold flat in South Acton and the broker that we are dealing with suggested his conveyancing practitioner. She quoted a thousand pounds including VAT and 3rd party costs. Does this sound like a good deal?
Don't just go on a single quote. You should seek like-for-like quotes for your conveyancing in South Acton. Then pick one that you trust and crucially, is on the approved list of the lender that you are sourcing your mortgage from.