Recently been in touch with my conveyancing solicitor in Wells who acted for me 18 months ago asking for a conveyancing estimate based on an identical type of home move (a leasehold property and a freehold premises) of almost identical values with a mortgage from Halifax. It looks as though am now being charged twice the amount. Am I right to be tempted to shop around for a cheaper internet property lawyer?
The estimate fees seem a tad high. Where you are prepared to expend time contrasting charges you may be able to trim some of the expense by as much as £125. On the other hand, providing that you were happy with the legal work the firm provided you maycome to regret choosing an an untested solicitor. Remember to check the solicitor can also act for Halifax. You can employ our search tool to select a Wells conveyancing firm on the Halifax approved list of lawyers, which can often include conveyancing solicitors in Wells.
This question may be naive but I am wet behind the ears as FTB of a ground floor flat in Wells. Do I pick up the keys to the property on completion from my conveyancer? If so, I will use a local conveyancing solicitor in Wells?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the vendor’s solicitors, and shortly after the monies have arrived, you should be called to pick up the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.
My solicitor has informed me that defective lease insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Wells?
The appropriate level of defective lease indemnity insurance depends on who your lender is. It would differ for example between Yorkshire Building Society and Coventry Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
When it comes to mortgage companies such as Bank of Ireland, do Wells lawyers incur a fee to be on the conveyancing panel?
We are not aware of any bank fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
I have recentlydiscovered that Stirling Law have been shut down. They carried out my conveyancing in Wells for a purchase of a leasehold flat 12 months ago. How can I establish that my home is in my name in the name of the former proprietor?
The quickest way to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Wells conveyancing specialists.
How does conveyancing in Wells differ for newly converted properties?
Most buyers of new build property in Wells contact us having been asked by the seller to sign contracts and commit to the purchase even before the house is finished. This is because house builders in Wells typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Wells or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Wells is the location of the property. What do you suggest?
Flying freeholds in Wells are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Wells you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wells 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 property.
How does the Landlord & Tenant Act 1954 impact my business property in Wells and how can you help?
The particular law that you refer to affords protection to business tenants, granting the a statutory right to make a request to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act for protection and help with commercial conveyancing in Wells