AssumingI was to buy a simple residential propertyin South Hylton mortgage fee and have no survey and no local authority searches how much would I expect to have to pay for conveyancing in South Hylton?
Any savings you would gain would be isolated to the costs for searches. A lawyer is obliged to do the vast majority of work - money laundering, liaising with the sellers solicitor, stamp duty submission, register the ownership etc. You might save a bit for them not needing to register a mortgage but it won't be a lot.
How up to date is your search tool for South Hylton conveyancing solicitors on the Coventry BS conveyancing panel? Do Coventry BS send you an updated list?
South Hylton conveyancing firms themselves provide us confirmation that they are on the Coventry BS conveyancing panel as opposed to being supplied with a list from Coventry BS directly.
My home in South Hylton is up for sale and I have a purchaser. Does the property lawyer need to be on the Virgin Money conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Virgin Money conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently currently.
Should our solicitor be raising questions about flooding as part of the conveyancing in South Hylton.
The risk of flooding is if increasing concern for conveyancers dealing with homes in South Hylton. Plenty of people will acquire a property in South Hylton, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not best placed to offer advice on flood risk, but there are a numerous checks that can be undertaken by the buyer or by their solicitors which should give them a better appreciation of the risks in South Hylton. The conventional set of property information forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the seller to determine if the premises has suffered from flooding. In the event that flooding has previously occurred and is not disclosed by the owner, then a purchaser could commence a claim for damages stemming from an misleading reply. A buyer’s lawyers will also order an environmental search. This should indicate if there is a recorded flood risk. If so, additional inquiries should be conducted.
Me and my brother own a 4 bedroom Edwardian property in South Hylton. Conveyancing lawyer represented me and The Mortgage Works. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold under the matching address. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in South Hylton and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with your conveyancing solicitor who completed the work.
The estate agent has suggested using their conveyancing practitioner for my conveyancing in South Hylton - Surely it’s easier to just instruct them?
You need to establish if the selling agent is recommending a conveyancer or introducing to a conveyancer. There are plenty of South Hylton selling agents who recommend two or three South Hylton conveyancing firms and get nothing from it.