We had selected conveyancers locally in Billericay on the Nationwide solicitor approved list. They are now charging me a further sum for handling the Nationwide mortgage. Is this a supplemental conveyancing fee set by Nationwide?
As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your lawyer can charge a fee for this. This charge is not set by Nationwide but by your Billericay conveyancer. Plenty of firms on the Nationwide panel will quote ’dealing with mortgage’ fee but many firms include it on their overall fee.
My wife and I are in the throws of viewing flats in Billericay and I am about to put in an offer. Should I already have a conveyancer appointed at this stage? I intend to finance via a home loan with Bank of Ireland.
It would be wise to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are taking out a mortgage with Bank of Ireland, make sure you remember to check that your lawyer is on the Bank of Ireland conveyancing panel.
I am selling my flat. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Lloyds are being problematic. The Billericay solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
What will a local search reveal about the property I am purchasing in Billericay?
Billericay conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search company for instance Onsearch The local search is essential in every Billericay conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your property. The search should supply information on, amongst other things, details on planning applications relevant 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 thirteen subject sections.
Despite weeks of looking the Title Certificate and documents to my property can not be found. The solicitors who handled the conveyancing in Billericay 10 years ago are no longer around. What are my next steps?
As long as the title is registered the details of your proprietorship will be retained by the Land Registry under a Title Number. It is easy to execute a search at the Land Registry, locate your property and obtain up to date copies of the property title for less than a fiver. If the property is Leasehold then the Land Registry will also normally hold a file duplicate of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a simple, no chain conveyancing. Billericay is where the house is located. Can you shed any light on this issue?
Flying freeholds in Billericay are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Billericay you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Billericay may decide 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.
My husband and I have AIP from Virgin Money who have advised that they will loan up to £218k. When do I need to appoint a lawyer for conveyancing? Billericay is where we are .
It would be wise to appoint a lawyer now so that the solicitor can open the file so they can commence their ID checks etc. Once you wish them to commence work you will be asked for a payment on account usually approximately £200. That would generally be once you have the mortgage offer and valuation report, but should you wish to speed the process you can start the ball rolling sooner albeit risking some money.