Just contacted my conveyancing solicitor in South Brent who acted for me 18 months ago and wanted a conveyancing costs illustration based on the same type of home move (a leasehold property and a freehold premises) of almost identical values with a home loan from Lloyds TSB Bank. It looks as though am now being quoted twice the amount. Should I hunt for a cheaper online property lawyer?
The estimate does seem a tad overpriced. If you shop around you may be able to shave off some of the cost by perhaps a hundred pounds. On the other hand, if you were content with the assistance the firm gave you maycome to rue opting for an an untested lawyer. Don't forget to ensure that the solicitor can also act for Lloyds TSB Bank. Do utilise our search tool to find a South Brent conveyancing firm on the Lloyds TSB Bank approved list of lawyers, which can often include conveyancing solicitors in South Brent.
Me and my partner are due to complete buying a house in South Brent but as a consequence of wreckage from the recent storms I have was able negotiate reparation from the current proprietors in the sum of £3k by way of a deduction in the price. I had intended this to be addressed as part of a side agreement but Lloyds are not allowing this. Should they have been informed?
Any conveyancing practitioner being on the Lloyds conveyancing panel is duty bound to advise Lloyds of any amendments to the sale price. If you prohibit your lawyer to disclose the reduction to Lloyds then they would have to discontinue acting for you. In addition, Lloyds and you would have to appoint a new conveyancer for your conveyancing in South Brent.
Our mortgage company has suggested a law firm on their panel based in South Brent but I would rather use a conveyancing lawyer in South Brent round the corner to me. Can you help?
Not all South Brent conveyancing solicitors are listed all lender’s conveyancing panel. Please make use of the above search tool to choose a South Brent conveyancing firm on the on the lender panel.
Should our lawyer be raising questions concerning flooding as part of the conveyancing in South Brent.
The risk of flooding is if increasing concern for lawyers carrying out conveyancing in South Brent. There are those who purchase a property in South Brent, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to impart advice on flood risk, however there are a various searches that can be initiated by the purchaser or by their lawyers which should give them a better appreciation of the risks in South Brent. The standard property information forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the seller to discover whether the premises has historically flooded. If the residence has been flooded in past which is not revealed by the owner, then a purchaser may bring a claim for damages as a result of such an misleading reply. The purchaser’s conveyancers will also commission an enviro report. This should higlight whether there is any known flood risk. If so, further investigations will need to be made.
How does conveyancing in South Brent differ for new build properties?
Most buyers of new build residence in South Brent approach us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because new home sellers in South Brent tend to acquire 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 property lawyers 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 South Brent or who has acted in the same development.
I am an executor of my recently deceased mum’s Will, with a property in South Brent which will be marketed. The house has never been registered at HMLR and I'm advised that some buyers solicitors will insist that it is in place before they will move forward. What's the procedure for this?
In the situation that you have set out it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.