I'm in the process of porting my current residential home loan to a Buy to Let Bank of Scotland mortgage. The bank has said that I must appoint a solicitor for this. I got in contact with my previous Woodingdean conveyancing firm who dealt with the legals when I first bought the premises. The fee estimate provided of £470 has surprised me as I am not require purchase conveyancing - it’s simply a straightforward remortgage.
The quote is slightly on the high side. If you shop around you may be able to shave off some of the cost by say £100 plus VAT. That being said, providing that you were happy with the conveyancing the firm provided you couldlive to rue choosing an a cheaper lawyer. If is important to check the firm can act for Bank of Scotland. You can use our search tool to get a quote a Woodingdean conveyancing firm on the Bank of Scotland member panel, which can often include conveyancing solicitors in Woodingdean.
My partner and I have recently bought a property in Woodingdean. We have noticed several issues with the house which we suspect were missed in the conveyancing searches. Do we have any recourse? What searches should? have been carried out as part of conveyancing in Woodingdean?
It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Woodingdean. Conveyancing searches and investigations undertaken during the buying process are supposed to help avoid problems. As part of the legal transfer of property, a seller fills in a form referred to as a SPIF. If the information is incorrect, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Woodingdean.
It is a dozen years since I purchased my home in Woodingdean. Conveyancing solicitors have just been instructed on the sale but I can't locate my title documents. Is this a problem?
Don’t worry too much. Firstly there is a possibility that the deeds will be kept by the lender or they could be archived with the solicitor who handled your purchase. Secondly in all probability the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. The vast majority of conveyancing in Woodingdean involves registered property but in the rare situation where your property is unregistered it is more tricky but is resolvable.
We are expecting a mortgage offer soon. The lender mentioned the mortgage came with free conveyancing. Does this mean I have to appoint their panel solicitor as I would prefer to use a high street conveyancing solicitor in Woodingdean?
Do check but the chances are that give you one of their panel lawyers if you accept the "fee-free" offer. Speak to the mortgage company and explore if they offer you a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor in Woodingdean.
How does the Landlord & Tenant Act 1954 affect my business property in Woodingdean and how can you help?
The 1954 Act affords security of tenure to business lessees, granting the right to make a request to court for a renewal lease and remain in occupation at the end of the lease term. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Woodingdean is one of the numerous locations in which the firms we work with are based
At what stage do I incur stamp duty due for my Woodingdean house purchase?
The majority of solicitors tend to fill out a Land Transaction Return Form on your behalf as part of your Woodingdean conveyancing transaction for signature. After completion your conveyancer will submit the Land Transaction application to the Inland Revenue and - as long as they have the money - pay any land tax payable on your behalf.