When does exchange of contracts occur in domestic conveyancing in Corbridge and am I required to attend the conveyancers branch?
If you are in close proximity to our conveyancing solicitors in Corbridge you are welcome to come in to sign documents. That being said, the firms we work with offer countrywide coverage for conveyancing and provide as equally detailed and professional a job for you when communicating with you by post or email. The signing of the contract is not the critical part. A signed contract is just a prerequisite for the firm to officially exchange at the appropriate time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Corbridge)to be in the office at the appropriate time.
How can we know in advance if a Corbridge conveyancing solicitor on the Clydesdale panel is any good?
When it comes to conveyancing in Corbridge seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer carrying out your conveyancing.
I currently have a mortgage with Lloyds for my property in Corbridge. Conveyancing was finalised months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Lloyds?
You must advise Lloyds prior to renting your property as this is likely to be a breach of Lloyds’s mortgage conditions. It may be that Lloyds 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 Lloyds directly. You need not do this via a Lloyds conveyancing panel firm.
HSBC have agreed my mortgage in principle, my bid on a apartment in Corbridge has been accepted, now what?
The property agent will wish to know who your solicitors are (ensure that the conveyancers are on the bank’s panel). Telephone HSBC or the financial adviser and finalise any appropriate paperwork. HSBC will sellect a valuer who will get in touch with the estate agent or seller to book a slot for the valuation to take place. Once conducted (assuming no problems) it takes approximately a week for the mortgage offer to be issued. HSBC will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Corbridge.
The deeds to my property are lost. The conveyancers who conducted the conveyancing in Corbridge 5 years ago no longer exist. What are my options?
As long as you have a registered title the details of your ownership will be evidenced by the Land Registry under a Title Number. It is easy to conduct a search at the Land Registry, locate your house and get up to date copies of the property title for a small fee. If the title is Leasehold then the Land Registry will usually hold a file duplicate of the Registered Lease and again, a copy can be ordered for a small fee.
Due to the input of my in-laws I had a survey completed on a house in Corbridge prior to instructing solicitors. I have been informed that there is a flying freehold aspect to the property. Our surveyor has said that some lenders tend not grant a mortgage on this type of home.
It varies from the lender to lender. Santander has different instructions for example to Nationwide. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Corbridge. Conveyancing will be smoother if you use a solicitor in Corbridge especially if they are familiar with such properties in Corbridge.
We are in the midst of selling our flat in Corbridge. Conveyancing solicitors are doing their job but we are being charged an extortionate amount from the managing agents. So far we have issued a cheque for £268 for a leasehold management pack and then a further £134.40 for supplemental questions raised by the purchaser's lawyer.
Neither you or your lawyer will have any control over the extent of the charges for this information but the typical costs for the information for Corbridge leasehold premises is £350. When it comes to Corbridge conveyancing transactions it is standard for the seller to pay for these costs. The landlord or their agents are not duty bound to answer such questions most will agree to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Regretfully there is no statute that mandates capped fees for administrative tasks. Nor is there any legal time limit by which they are duty bound to provide answers.