Why would one instruct a Horley conveyancing practice given that internet based conveyancers are cheap by comparison?
By all means make sure that you scrutinise conveyancing costs in Horley and you should seek an affordable estimate but don’t waste your energy hunting for the cheapest Horley conveyancer. Identifying the right conveyancer can be the difference between a smooth and a stressful move. It is important that you ensure that you have expert advice from a specialist lawyer. An e-mail can never replace a telephone conversation and are no substitute for a face to face meeting. Our partner firms will allocate you a qualified and top rated conveyancing solicitor that will tackle your conveyancing from from the outset to completion, giving the sort of continuity that you will never get with an web based conveyancer. Our lawyers will contact you regularly to update you on progress making sure that you are ensuring that you are updated at regular intervals. Should it ever be necessary to contact the firm you will know who to ask for and they will endeavour to make sure that you are kept fully informed.
There are plenty of conveyancing solicitors in Horley but how do I know who I should use?
It would be unwise to be seduced by the lowest Horley conveyancing fees. You really do get what you’re paying 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 know exactly what you’ll have to pay in advance.
Is it the case that all Horley CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing panel?
It is true that some banks and building societies now utilise CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
I have paid off my mortgage with Lloyds. I assume I don't need a Horley lawyer on the Lloyds panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds 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 Lloyds mortgage from the register. Lloyds, 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 Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
It has been four months since my purchase conveyancing in Horley completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. 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 premises 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.
Over the last few months I have been searching for a flat up to £195,000 and identified one close by in Horley I like with a park and station in the vicinity, however it's only got 61 remaining years left on the lease. I can't really find anything else in Horley for this price, so just wondered if I would be making a mistake buying a short lease?
If you need a mortgage the shortness of the lease will likely be an issue. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least twenty four months you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.
I am an executor of my recently deceased aunt’s Will, with a property in Horley which will be marketed. The house is unregistered at HMLR and I'm told that many EAs will insist that it is completed before they will proceed. What's the procedure for this?
In the circumstances you refer to it seems prudent to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.