What is the first thing I need to know about purchase conveyancing in Tedburn St Mary?
You may not hear this from too many lawyers but conveyancing in Tedburn St Mary or throughout Devon is an adversarial process. In other words, when it comes to conveyancing there exists plenty of room for friction between you and others involved in the home moving process. For example, the seller, estate agent and on occasion a lender. Choosing a lawyer for your conveyancing in Tedburn St Mary an important selection as your conveyancer is your adviser, and is the ONLY party in the process whose role it is to protect your best interests and to protect you.
We are witnessing a distinct ongoing adversarial element to conveyancing- someone must be at fault for the process being so protracted. You should always trust your lawyer ahead of the other parties when it comes to the legal assignment of property.
We are buying a detached bungalow in Tedburn St Mary. We would like to carry out a loft conversion at the house.Will legal work on the property involve checks to determine if these works are prohibited?
Your property lawyer should review the registered title as conveyancing in Tedburn St Mary can sometimes identify restrictions in the title documents which prevent categories of alterations or need the consent of a 3rd party. Many works call for local authority planning consent and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
I have paid off my mortgage with Santander. I assume I don't need a Tedburn St Mary lawyer on the Santander panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Tedburn St Mary solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Tedburn St Mary postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Tedburn St Mary.
I require fast conveyancing in Tedburn St Mary as I am under a deadline to exchange contracts in less than 3 weeks. A home loan is not required. Can I escape the need for conveyancing searches to save fees and time?
As you are are a mortgage free buyer you have the choice not to do searches although no lawyer would recommend that you don't. With plenty of history conveyancing in Tedburn St Mary the following are examples of what can be revealed and therefore affect the marketability of the property: Enforcement Actions, Outstanding Fees, Outstanding Grants, Road Schemes,...
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Tedburn St Mary is the location of the property. What do you suggest?
Flying freeholds in Tedburn St Mary are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Tedburn St Mary you must be sure that your lawyer goes 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 Tedburn St Mary 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 residence.
I have been recommended by two or three local property agents in Tedburn St Mary to locate a conveyancer on your site. What’s the financial inducement for Estate Agents to promote your lawyers over another?
We refuse to offer any commission for pointing buyers and sellers our way. We found it would be just too difficult a fee because home movers will think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
I need to retain a conveyancing solicitor for purchase conveyancing in Tedburn St Mary. I have stumble across a web site which seems to have the ideal solution If there is a chance to get all formalities done via phone that would be preferable. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?