We hired a high street solicitor for my conveyancing in Tilbury recently. Going through the small print I noteI am liable for costs even if the dealdoes not proceed. Should I go with them or instruct a web based lawyer promoting no completion no cost conveyancing in Tilbury?
Generally there is a concession along the lines that if "No Completion No Fee" is available then the conveyancing charges will generally be more expensive to neutralise the conveyances that do not proceed. Please beware that these offerings generally do not cover outlay e.g. Tilbury conveyancing search expenses.
Can I use your services to recommend a Conveyancing solicitor in Tilbury even where I’m not purchasing or disposing of a house, for example where I intend to buy an office in Tilbury with a mortgage from Aldermore?
The service is mainly there to select residential conveyancing solicitors in Tilbury but we have set out towards the end of this page some Tilbury commercial conveyancing firms. You will need to speak with the firm directly to see if they can also act for Aldermore
We are buying a 3 bedroom flat in Tilbury with a residential mortgage from Coventry Building Society.We would like to retain our Tilbury conveyancing solicitor but Coventry Building Society informed us he's not listed on their approved list of firms. we are left little option but to use a Coventry Building Society panel solicitor or retain our local solicitor and fork out for a Coventry Building Society panel lawyer to represent them. This seems very unfair; is there anything we can do?
No, not really. The home loan offered to you is subject to its various provisions, one of which will be that solicitors will be on the Coventry Building Society approved list. Until recently, most lenders had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Coventry Building Society
We previously appointed conveyancers locally in Tilbury on the HSBC solicitor approved list. They have just invoiced me a supplemental sum for the legal aspects of the HSBC mortgage. Is this an additional conveyancing fee specified by HSBC?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your conveyancer may levy a fee for this. This charge is not dictated by HSBC but by your Tilbury lawyer. Plenty of firms on the HSBC panel will charge ’dealing with mortgage’ fee and others do not.
I have paid off my mortgage with RBS. I assume I don't need a Tilbury conveyancer on the RBS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
I am due to exchange contracts on my apartment. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Yorkshire BS are being problematic. The Tilbury solicitor who is on the Yorkshire BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS 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.
I was advised by numerous property agents in Tilbury to get a quote from a conveyancer using your seach tool. What’s the financial advantage for Estate Agents to market your site rather than another?
We refuse to make any referral fee for sending work our way. We thought it would be too underhand to pay a commission as a client could think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
I've found a house that seems to meet my requirements, at a great figure which is making it more attractive. I have since discovered that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Tilbury. Conveyancing lawyers have not yet been appointed. Will my lawyers set out the implications of buying a leasehold house in Tilbury ?
The majority of houses in Tilbury are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. We note that you are buying in Tilbury so you should seriously consider shopping around for a Tilbury conveyancing solicitor and be sure that they are used to transacting on leasehold houses. First you will need to check the number of years remaining. As a lessee you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example requiring the freeholder’sconsent to carry out changes to the property. You may also be required to pay a contribution towards the upkeep of the communal areas where the house is part of an estate. Your lawyer should appraise you on the various issues.
Leasehold Conveyancing in Tilbury - Examples of Questions you should consider Prior to Purchasing
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It would be prudent to discover as much as you can regarding the managing agents as they will impact your use and enjoyment of the property. As the proprietor of a leasehold property you will be in the clutches of the managing agents both financially and when it comes to practical matters such as the cleanliness of the common parts. Ask prospective neighbours if they are happy with their service. Finally, be sure you know the dates that you are obliged pay the maintenance charge to the managing agents and specifically how they are spending the funds. Many Tilbury leasehold properties will incur a service charge for the upkeep of the building levied on behalf of the management company. Where you purchase the apartment you will have to pay this charge, normally quarterly throughout the year. This may differ from a few hundred pounds to thousands of pounds for bigger purpose-built blocks. There will also be a ground rent for you to pay annual, ordinarily this is not a large figure, say approximately £25-£75 but you should to enquire as sometimes it can be many hundreds of pounds. How much is the maintenance charge and ground rent on the apartment?