I chose a high street solicitor for our conveyancing in Beddington today. Upon checking the fine print I notewe are liable for fees even if the sale aborts. Should I go with them or instruct a web based lawyer who offer no move no charge conveyancing in Beddington?
Generally there is a concession along the lines that if "No Sale No Fee" is available then the conveyancing charges will tend to be be uplifted to counteract the transactions that do not go ahead. Dont forget that these offerings generally do not protect you from expenses such your Beddington conveyancing search expenses.
My wife and I have arranged a further advance on our mortgage from Leeds Building Society as we wish to carry out alterations to our home in Beddington. Do we need to select a nearby Beddington solicitor on the Leeds Building Society conveyancing panel to deal with the legals?
Leeds Building Society would not normally appoint firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society conveyancing panel.
The mortgage over my property is with Principality for my property in Beddington. Conveyancing was finalised 12 months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Principality?
Principality must be informed of your intention in advance of renting your property as this is likely to be a breach of Principality’s mortgage conditions. It may be that Principality will permit you to let 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 Principality directly. It should not be necessary to do this via a Principality conveyancing panel firm.
At last I have had an offer on an apartment in Beddington agreed to, the sellers do however have a connected purchase. The owners have offered on a property, but it’s not been accepted yet, and are looking at other flats in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Beddington. What should be my next step? At what stage do I apply for the mortgage with Leeds Building Society?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is approx £1k, then survey, Beddington conveyancing search charges, etc). The first course of action is to ensure that your solicitor is on the Leeds Building Society approved list. As to the next steps this very much dictated by the specifics of your transaction, desire for this property and on the state of the market. In a rising market many home buyers will apply for a home loan with Leeds Building Society and pay for the valuation and only if it was satisfactory would they pay their lawyer to move forward with the conveyancing in Beddington.
It has been 3 months since my purchase conveyancing in Beddington concluded. 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 residence 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.
In what way does the Landlord & Tenant Act 1954 affect my commercial offices in Beddington and how can you help?
The particular law that you refer to provides protection to commercial lessees, giving them the a statutory right to apply to court for a new tenancy and continue in occupation when the lease comes to an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and handle your commercial conveyancing in Beddington
When it comes to my conveyancing in Beddington should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Beddington conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancer's time in submitting the funds this way.