My previous conveyancer has quoted £1400 for no completion no fee conveyancing in Kirkstall. I’m selling a modern house for £225,000. Are these conveyancing fees excessive? Is it above the norm for conveyancing in Kirkstall?
The estimate does seem marginally overpriced. Where you are prepared to spend time comparing quotes you may be able to shave off some of the cost by as much as £100 plus VAT. On the other hand, you mightlive to rue choosing an an unknown solicitor. Don't forget to check the conveyancer can act for your bank. Do use our comparison tool to get a quote a Kirkstall conveyancing firm on the lender’s approved list of lawyers which can often include conveyancing solicitors in Kirkstall.
Is there a list of UBS panel solicitors in Kirkstall on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. A small selection of lenders make their panel listings viewable on the web. If you are seeking to appoint a Kirkstall property lawyer on the UBS please use our tool.
I had a mortgage agreed in principle with UBS. Kirkstall conveyancing lawyers were selected. What is the average time that one could expect to receive a mortgage offer from UBS?
There is no definitive answer here. Have UBS done the survey? Have you informed UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have paid off my mortgage with Lloyds. I assume I don't need a Kirkstall solicitor on the Lloyds panel to discharge the mortgage at the Land Registry. Please confirm.
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
Various web forums that I have come across warn that are the primary reason for obstruction in Kirkstall conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any delay in conveyancing in Kirkstall.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. Kirkstall is where the house is located. Is there any guidance you can impart?
Flying freeholds in Kirkstall are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Kirkstall you must be sure that your lawyer goes 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 Kirkstall may determine 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 residence.
Should I instruct a Kirkstall conveyancing solicitor in close proximity to the house I am buying? We have a good friend who can perform the legal formalities but his firm is located a couple of hundredmiles drive away.
The benefit of a local Kirkstall conveyancing firm is that you can attend the office to sign documents, present your identification documents and apply pressure on them if necessary. They will also have local intelligence which is a bonus. That being said it's more important to get someone that will do a good and efficient job. If if people you trust used your friend and the majority were impressed that should trump using an unfamiliar Kirkstall conveyancing solicitor just because they are Kirkstall based.