I decided to go with a West Molesey based firm for my conveyancing in West Molesey recently. Reviewing the Ts and Cs I noteI am responsible for charges even where the conveyance does not complete. Would I be best advised to instruct an internet conveyancing brokerage promoting no move no charge conveyancing in West Molesey?
Generally there is a concession along the lines that if "No Completion No Fee" is offered then the fee levels will tend to be be higher to neutralise those conveyances that fail to complete. Please beware that such promotions generally do not protect you from expenditure for example West Molesey conveyancing search costs.
My property lawyer in West Molesey has never been on on the National Westminster Bank Conveyancing Panel. Can I still retain my prefered solicitor even though they are excluded from the National Westminster Bank panel?
Your options are as follows:
- Carry on with your existing West Molesey solicitors but National Westminster Bank will need to instruct a lawyer on their list of acceptable firms. This will result in additional overall conveyancing charges as well as result in delays.
- Find a new solicitor to act in the conveyancing, not forgetting to check they are Persuade your conveyancer to use their best endeavours to join the National Westminster Bank conveyancing panel
What is your number one tip for choosing a conveyancing solicitor in West Molesey
It would be unwise to be swayed by the lowest West Molesey conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
How can we know in advance if a West Molesey conveyancing solicitor on the Barclays panel is any good?
When it comes to conveyancing in West Molesey getting 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 carrying out your transaction.
I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a West Molesey solicitor on the Co-operative panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Co-operative 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 Co-operative mortgage from the register. Co-operative, 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 Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
My colleague advised me that where I am buying in West Molesey I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes quoted for as part of the standard West Molesey conveyancing searches. It is not a small document of more than thirty pages, listing and setting out significant information about West Molesey around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data concerning West Molesey.
I decided to have a survey completed on a house in West Molesey prior to appointing lawyers. I have been advised that there is a flying freehold element to the property. My surveyor advised that some banks tend refuse to grant a mortgage on a flying freehold premises.
It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. Should you wish to call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in West Molesey. Conveyancing will be smoother if you use a solicitor in West Molesey especially if they regularly deal with such properties in West Molesey.
Am I best advised to use a West Molesey conveyancing solicitor who is local to the property I am hoping to buy? We have a good friend who can handle the legal work however they are based 400miles drive away.
The benefit of a high street West Molesey conveyancing firm is that you can attend the office to execute documents, present your identification documents and apply pressure on them if necessary. Having local West Molesey know how is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and the majority were content that should outweigh using an unknown West Molesey conveyancing lawyer just because they are round the corner.