Having been recommended your service we were about to appoint conveyancing solicitor in Little Burstead recommended by you but have come across some other estimates on the internet seem less expensive – why is this?
There are hundreds of conveyancing organisations advertising at first sight what seems to be the cheapest conveyancing in Little Burstead. We suggest that you think twice about how important this transaction is to you that you are willing to be penny wise pound foolish in relation to the standard of the legal work. Many of them highlight a low quote as a headline but hide extra costs in the small print..
We are looking to buy a property and require a conveyancing solicitor in Little Burstead who is on the Virgin Money solicitor panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in Little Burstead.
We are getting the release of further monies on our mortgage from TSB as we wish to conduct improvements to our house in Little Burstead. Are we obliged to appoint a bricks and mortar Little Burstead solicitor on the TSB conveyancing panel to handle the legals?
TSB do not ordinarily require a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB conveyancing panel.
The mortgage over my property is with UBS for my property in Little Burstead. Conveyancing was finalised a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform UBS?
Your original mortgage agreement with UBS will provide that you need their approval before renting your property as this is likely to be a breach of UBS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. You need not do this via a UBS conveyancing panel solicitor.
I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Little Burstead solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Little Burstead postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Little Burstead.
What will a local search tell me concerning the house my wife and I buying in Little Burstead?
Little Burstead conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search company such as Searchflow The local search is essential in every Little Burstead conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your new home. The search should provide data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
I used Action Conveyancing several years ago for my conveyancing in Little Burstead. Now, I need my files but the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Little Burstead of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.