Why do I have to pay up front for conveyancing in Lansbury?
If you are buying a property in Lansbury your solicitor will request that you place them with monies to cover the search fees. Generally this is called for to cover the fees of the conveyancing searches. When the down payment is payable against the sale price then this will be needed shortly prior to contracts are exchanged. The closing balance that is due should be transferred shortly before completion.
We have a mortgage agreed in principle with UBS. Lansbury conveyancing practitioners are selected. What is the average time that one could expect to receive a mortgage offer from UBS?
Some lenders take longer than others. 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? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am expecting a AIP from RBS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do RBS recommend any Lansbury solicitors on the RBS conveyancing panel, or is it better to go independently?
You will need to appoint Lansbury solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
I have paid off my mortgage with Clydesdale. I assume I don't need a Lansbury property lawyer on the Clydesdale panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale 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 Clydesdale mortgage from the register. Clydesdale, 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 Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
Will our conveyancer be raising questions concerning flooding during the conveyancing in Lansbury.
Flooding is a growing risk for solicitors specialising in conveyancing in Lansbury. Some people will acquire a house in Lansbury, completely aware that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Solicitors are not best placed to give advice on flood risk, but there are a numerous checks that may be undertaken by the purchaser or by their solicitors which can figure out the risks in Lansbury. The standard information sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the owner to determine whether the premises has suffered from flooding. In the event that flooding has previously occurred which is not notified by the owner, then a purchaser may bring a compensation claim as a result of such an incorrect reply. The buyer’s lawyers should also conduct an enviro search. This should reveal whether there is any known flood risk. If so, additional inquiries should be conducted.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a straight forward, no chain conveyancing. Lansbury is the location of the property. What do you suggest?
Flying freeholds in Lansbury are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lansbury you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lansbury 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 premises.
In my capacity as executor for the will of my uncle I am disposing of a house in Monmouth but reside in Lansbury. My conveyancer (based 260 kilometers awayhas requested that I sign a stat dec prior to the transaction finalising. Can you recommend a conveyancing solicitor in Lansbury to attest this legal document for me?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are Lansbury based