I went with a high street solicitor for my conveyancing in Totterdown today. Reviewing the Terms and Conditions it is apparent thatwe are on the hook for fees even where the transaction does not complete. Should I ditch them and choose an on-line conveyancing company advertising no-sale-no-fee conveyancing in Totterdown?
Generally there is a concession along the lines that if "No Sale No Fee" is available then the conveyancing charges will tend to be be more expensive to neutralise the cases that do not proceed. Dont forget that such offerings generally do not cover expenses such as Totterdown conveyancing search costs.
I am expecting a OIP from Coventry BS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Coventry BS recommend any Totterdown solicitors on the Coventry BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Totterdown solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Totterdown conveyancer on the Santander panel to discharge the mortgage at the Land Registry. Please confirm.
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
After months of negotiation I have agreed a price on a house in Totterdown. My financial adviser suggested a solicitor. I paid an advanced payment of £225. Shortly after, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Is it necessary to take out insurance to protect me from financial exposure to chancel repairs when acquiring a residence in Totterdown?
Unless a prior acquisition of the premises completed post 12 October 2013 you could assume that solicitors delivering conveyancing in Totterdown to remain recommending a chancel search and or insurance against a claim.
Are there restrictive covenants that are commonly picked up during conveyancing in Totterdown?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Totterdown. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am purchasing my first flat in Totterdown with a mortgage from Chelsea Building Society. The developers would not budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent suggested that I not to tell my conveyancer about this side-deal as it would put at risk my loan with Chelsea Building Society. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
In what way can the Landlord & Tenant Act 1954 impact my commercial property in Totterdown and how can you help?
The 1954 Act provides security of tenure to commercial leaseholders, giving them the legal entitlement to apply to court for a renewal tenancy and continue in occupation at the end of an expired lease. There are limited grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and handle your commercial conveyancing in Totterdown