Having been suggested to visit your web site we were going to go ahead with a conveyancing solicitor in Southwater found on your site but stumbled across alternative estimates via the web look less expensive – how come?
You can find hundreds of conveyancing companies offering at first sight what seems to be very low prices. Our recommendation is to think long and hard about how important this transaction is to you that want to take 'cheap' risks with regard to the standard of the conveyancing. Many of them accentuate a budget quote to grab your attention but plant supplemental costs in the fine print..
Do I need to attend the offices of the solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in Southwater so that I can pop in to their offices when needed.
As opposed to 12 years ago, the vast majority banks no longer need their conveyancing panel solicitor to witness the borrowers signature. It will still be necessary for you to provide ID documents and there are still manifest advantages to instructing a local practitioner, in your situation a conveyancing solicitor in Southwater.
I have paid off my mortgage with HSBC. I assume I don't need a Southwater property lawyer on the HSBC panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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 HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
The formalities of my remortgage has taken place for my property in Southwater. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
TSB have agreed my home loan in principle, my offer on a property in Southwater has been agreed to, now what?
Your estate agent will wish to know who your solicitors are (ensure that the lawyers are on the bank’s panel). Contact TSB or your broker and finalise any appropriate documentation. TSB will sellect a valuer who will get in touch with the estate agent or vendor to book an appointment. Once conducted (assuming no problems) it takes approximately ten days to receive the mortgage offer. TSB will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Southwater.
four months have elapsed since my purchase conveyancing in Southwater completed. 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 residence 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.
Is it best to use a Southwater conveyancing solicitor who is local to the property I am purchasing? We have a good friend who can deal with the legal work but his firm is located 200miles away.
The primary upside of using a local Southwater conveyancing firm is that you can drop in to sign paperwork, deliver your ID and pester them if necessary. They will also have local intelligence which is a benefit. That being said it's more important to get someone that will pull out all the stops for you. If you know people who used your friend and in the main were happy that must trump using an unfamiliar Southwater conveyancing solicitor solely due to them being local.
We expect to complete the disposal of our £325,000 apartment in Southwater on Wednesday in a week. The freeholder has quoted £384 for Landlord’s certificate, insurance certificate and previous years service charge statements. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Southwater?
Southwater conveyancing on leasehold maisonettes more often than not involves the purchaser’s solicitor sending enquiries for the landlord to answer. Although the landlord is not legally bound to respond to such questions the majority will be willing to assist. They are at liberty to levy a reasonable administration fee for answering questions or supplying documentation. There is no upper cap for such fees. The average costs for the information that you are referring to is £350, in some cases it is above £800. The administration charge levied by the landlord must be sent together with a synopsis of rights and obligations in relation to administration fees, otherwise the charge is not strictly payable. Reality however dictates that one has little choice but to pay whatever is requested of you should you wish to complete the sale of your home.
I own a 2 bed flat in Southwater, conveyancing formalities finalised in 2005. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Southwater with an extended lease are worth £170,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease comes to an end on 21st October 2103
With just 78 years unexpired we estimate the premium for your lease extension to be between £7,600 and £8,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.