AssumingI were to buy a freehold propertyin Upney mortgage fee and have no survey and no local authority searches how much should I expect to have to pay for conveyancing in Upney?
The only saving you would make on is the Upney conveyancing searches. A property lawyer is obliged to do the vast majority of work - money laundering, communicating with the vendors property lawyer, stamp duty return, register the title etc. A marginal saving might be made by not having to register a mortgage but it won't be meaningful.
Finally the sale completed on my house in Upney last October but my buyer keeps e-mailing daily complaining that his lawyer is waiting to hear from mysolicitor. What should my lawyer have done following completion?
Post completion of your sale your lawyer should deliver the transfer deeds and all of the paperwork to the purchaser's conveyancer. Where relevant, your conveyancer should also evidence that the home loan has been redeemed to the buyers lawyers. There is unlikely to be post completion tasks just for conveyancing in Upney.
Is it the case that all Upney solicitor firms on the TSB conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the TSB conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. The majority of lenders do list licenced conveyancers on their panel and in such a situation the practice would be governed by the CLC.
How can we know in advance if a Upney conveyancing solicitor on the Skipton panel is any good?
When it comes to conveyancing in Upney seeking recommendations is a good 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 transaction.
TSB have agreed my home loan in principle, my bid on a apartment in Upney has been agreed to, what happens next?
Your estate agent will wish to know who your solicitors are (be sure the lawyers are on the lender’s panel). Call up TSB or your financial adviser and finalise any appropriate paperwork. TSB will appoint a valuer who will get in touch with the selling agent or vendor to schedule a slot for the valuation to happen. Once conducted (assuming no problems) it takes approximately a week to get a mortgage offer. TSB will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Upney.
3 months have gone by since my purchase conveyancing in Upney took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am purchasing a new build house in Upney with a mortgage from Godiva Mortgages Ltd. The builders refused to move on the price so I negotiated £7000 of extras instead. The property agent suggested that I not disclose to my solicitor about this extras as it would adversely affect my mortgage with the lender. Should I keep quiet?.
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.
I decided to have a survey completed on a property in Upney prior to instructing lawyers. I have been advised that there is a flying freehold element to the house. My surveyor has said that some mortgage companies will not grant a mortgage on a flying freehold house.
It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. Should you wish to call us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Upney. Conveyancing may be slightly more expensive based on your lender's requirements.