We hired a Tower Hill based firm for my conveyancing in Tower Hill yesterday. Going through the official terms of business I notewe are on the hook for fees even where the transaction does not complete. Should I go with them or appoint an on-line conveyancing company advertising no-sale-no-fee conveyancing in Tower Hill?
Generally there is a concession along the lines that if "No Completion No Fee" is available then the fee levels will tend to be be uplifted to neutralise the transactions that do not proceed. You should be mindful that such promotions rarely protect you from disbursements e.g. Tower Hill conveyancing search expenses.
I sincerely hope you can help me. My Tower Hill conveyancer is informing me me that he is legally obliged toorder Tower Hill conveyancing searches asthe firm are on the Nat Westsolicitor panel. Do I not have any options here?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a bank your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Tower Hill conveyancing searches.
Can I be sure that the Tower Hill conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Tower Hill obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor handling your conveyancing.
We have a mortgage agreed in principle with Nottingham. Tower Hill conveyancing solicitors are appointed. How long does it take for Nottingham to send the offer to the lawyer?
There is no definitive answer here. Have Nottingham conducted the survey? Have you advised Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am currently in the process of buying my council flat in Tower Hill. I have a mortgage agreed with Clydesdale. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.
I note that there are debates on Chancel Insurance on online forums. Do I need this when buying a residence in Tower Hill? or I am told that there is historic law that could mean that homeowners residing in a parish church boundary will be compelled to pay for repairs to the chancel within the church. Is this a legitimate concern for conveyancing in Tower Hill?
Unless a previous acquisition of the property completed after 12 October 2013 you may take it that lawyers carrying out conveyancing in Tower Hill to remain encouraging a chancel search and or insurance against a claim.
I acquired my home on 10 January and the transaction details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Tower Hill said it would be formalised inside ten days. Are transfers in Tower Hill uniquely lengthy to register?
As far as conveyancing in Tower Hill is concerned, registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timescales can vary subject to who lodges the application, whether it is in order and whether the Land registry communicate with any third parties. At present roughly three quarters of such applications are completed in less than three weeks but some can be subject to protracted hold-ups. Historically registration takes place once the new owner is living at the property so post completion formalities is not typically top priority but if there is a degree of urgency associated with the registration then you or your lawyers could communicate with the Registry to express the reasoning for the application to be prioritised.
I am buying a new build house in Tower Hill with a loan from Birmingham Midshires. The sellers refused to reduce the amount so I negotiated 6k of fixtures and fittings instead. The property agent advised me not to tell my lawyer about this extras as it will impact my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.