We had chosen solicitors with offices in Desborough on the Lloyds solicitor approved list. They have just billed me a separate fee for dealing with the Lloyds mortgage. Is this an additional conveyancing fee specified by Lloyds?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your conveyancing practitioner may levy a fee for this. This charge is not set by Lloyds but by your Desborough lawyer. Numerous firms on the Lloyds panel will charge ’dealing with mortgage’ fee and others do not.
We are getting the release of further monies on our mortgage from Leeds Building Society as we want to carry out renovations to our house in Desborough. Are we obliged to appoint a high street Desborough solicitor on the Leeds Building Society conveyancing panel to deal with the legals?
Leeds Building Society don't usually appoint firms on their conveyancing panel to handle such a matter. 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.
I have today made my last payment due on my mortgage with Virgin Money. I assume I don't need a Desborough lawyer on the Virgin Money panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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 Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
I am buying a property and the conveyancer has raised the issue of Chancel Repair to which the house may be obligated to pay given it’s proximity to the area of such a church. He has mentioned insurance. Is this strictly warranted for conveyancing in Desborough
Unless a previous acquisition of the property completed after 12 October 2013 you could expect conveyancing practitioners delivering conveyancing in Desborough to remain encouraging a chancel search and or chancel repair liability insurance.
How does conveyancing in Desborough differ for new build properties?
Most buyers of new build or newly converted property in Desborough come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is finished. This is because house builders in Desborough typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Desborough or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Desborough is where the house is located. Can you offer any assistance?
Flying freeholds in Desborough are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Desborough you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Desborough 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 residence.
I need to instruct a conveyancing solicitor in Desborough for my home move. Is there any facility to check a solicitor's record with the profession’s regulator?
Members of the public may search for presented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Go to Check a solicitor's record. For details Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The SRA may recorded telephone calls for training requirements.