I am purchasing a property without a mortgage in Tanworth In Arden. I have resided for the previous Seventeen years in Tanworth In Arden. Conveyancing searches are exorbitant. Given that I have knowledge of the road and vicinity intimately should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a home loan, then the vast majority of the Tanworth In Arden conveyancing searches are optional. Your lawyer will try and sway you, no-doubt strongly, that you should have searches done, but she has a professional duty to take that path of guidance. One thing to take into account; if you are intend to sell the house at a future date, it will be of relevance to your future buyer what the searches disclose. There are plenty of instances where houses with apparent issues can still throw up detrimental search results. A competent conveyancing solicitor in Tanworth In Arden will be able to give you some constructive guidance concerning this.
We see that you have a post code search directory identifying solicitors on the Yorkshire BS conveyancing panel. Do companies pay you a referral fee if I retain them for our conveyancing in Tanworth In Arden?
We are a listing service only for law firms wishing to communicate if they are on the Yorkshire BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Tanworth In Arden.
I had a mortgage agreed in principle with TSB. Tanworth In Arden conveyancing practitioners were appointed. How long does it take for TSB to issue the offer to the conveyancing practitioner?
Some lenders take longer than others. Have TSB done the survey? Have you advised TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Tanworth In Arden solicitor on the Yorkshire BS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
I am selling my house. I had a double glazing fitted in March 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Principality are being problematic. The Tanworth In Arden solicitor who is on the Principality conveyancing panel is saying indemnity insurance will be fine but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My partner and I are downsizing from our home in Tanworth In Arden and according to the buyers it appears that there is a risk of it being built on contaminated land. A local lawyer would know this is not the case. It does beg the question why the purchasers are using a national conveyancing practice rather than a conveyancing solicitor in Tanworth In Arden. Having lived in Tanworth In Arden for 4 years we know of no issue. Should we contact our local Authority to get clarification need.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You must check with 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 health insurance to cover that same illness)
I have been recommended by a number of selling agents in Tanworth In Arden to select a solicitor on your site. What’s the financial upside for Estate Agents to offer your lawyers over and above another?
We don’t make any financial incentive for sending work to this site. We found it would be just too difficult a fee because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
I've recently bought a leasehold property in Tanworth In Arden. Do I have any liability for service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Leasehold Conveyancing in Tanworth In Arden - Examples of Queries Prior to Purchasing
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Who are the managing agents? What is the service charge and ground rent on the property? Make sure you investigate if there are any onerous restrictions in the lease. For instance plenty of leases prohibit pets being allowed in certain buildings in Tanworth In Arden. If you love the flatin Tanworth In Arden but your dog can’t move with you then you will be faced difficult choice.