My previous lawyer has quoted £1350 for freehold conveyancing in Heysham. I’m looking to sell a newly refurbished house for £175,000. Are the quoted fees excessive? Is it above what I should be paying for conveyancing in Heysham?
The quote is fractionally on the expensive side. If you shop around you might trim some of the cost by say £125. That being said, you maylive to regret opting for an an unknown solicitor. Don't forget to be sure that the solicitor can represent your bank. Do use our search tool to select a Heysham conveyancing company on the banks approved list of lawyers which can often include conveyancing solicitors in Heysham.
My fiance and I are refinancing our apartment in Heysham with Lloyds. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the flat is forfeited by the lender. I have two concerns (1) Is this form unique to the Lloyds conveyancing panel as he never had to sign this form when we purchased 3 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
First, rest assured that your Lloyds conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Lloyds. This is solely used to protect Lloyds if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Lloyds had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Does this mean I have to use their panel conveyancer as I would prefer to appoint a specialised conveyancing solicitor in Heysham?
Do check but the chances are that allocate you one of their panel solicitors should you take up the "fee-free" offer. Call the bank and ask if they allow a cash alternative. Some lenders have previously offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor in Heysham.
My wife and I are close to exchanging contracts on the sale of our property in Heysham and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A high street Heysham conveyancer would know this is not the case. It does beg the question why the buyers used a nationwide conveyancing firm rather than a conveyancing solicitor in Heysham. We have lived in Heysham for many years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I completed on my home on 7 September and my personal details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Heysham expressed confidence that it would be formalised inside ten days. Are transfers in Heysham uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Heysham registration formalities. Rather than based on location, timescales can differ according to who lodges the application, whether it is in order and if the Land registry must send notices to any third persons or bodies. Currently approximately 80% of submission are fully addressed in less than three weeks but some can be subject to longer delays. Historically registration is effected once the new owner has moved in to the property so 'speed' is not usually primary concern but where there is a degree of urgency associated with the registration then you or your conveyancer should speak with the land registry and explain the circumstances.