I selected a Holywell based firm for my conveyancing in Holywell last week. Looking through the official terms of business it is apparent thatwe are on the hook for costs even if our purchase aborts. Should I ditch them and choose an internet lawyer promising no-sale-no-fee conveyancing in Holywell?
It is usually a trade off in that if "No Completion No Fee" is available then the fee levels will tend to be be uplifted to counteract the conveyances that abort. Do bear in mind that these offerings tend not to cover expenses for instance Holywell conveyancing search expenses.
I have given 8 weeks notice to my existing landlord and have to be out of my let out flat in Holywell by the end of next month. Conveyancing for my house purchase has just started. Is it possible to complete in six weeks as don't want to have to find temporary accommodation?
It is unwise to serve notice for your lease until exchange of contracts has taken place. If you have not already done so, update to your conveyancer and request that they chase the other lawyers, try to get a realistic time scale from them that all parties will aim towards
We note that you have a post code search directory listing firms on the HSBC conveyancing panel. Do companies pay you a commission if I instruct them for our own conveyancing in Holywell?
We are a listing service only for law firms wishing to communicate if they are on the HSBC conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Holywell.
I have paid off my mortgage with Yorkshire BS. I assume I don't need a Holywell lawyer on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
The mortgage over my property is with TSB for my property in Holywell. Conveyancing has been completed some time ago. If I am intending 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 TSB?
You must advise TSB in advance of renting your property as this is likely to be a breach of TSB’s mortgage conditions. In many cases banks or building societies will allow you to rent 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 TSB directly. You need not do this via a TSB conveyancing panel lawyer.
I was told four weeks ago that my mortgage has been agreed to by Santander. Is it usual for Santander to only issue the offer once my solicitor in Holywell is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.
Despite weeks of looking the Title Certificate and documents to our house can not be found. The conveyancers who handled the conveyancing in Holywell 4 years ago are no longer around. What are my next steps?
These day there are copies made of almost everything, and your lawyer should be aware exactly where to find all the appropriate paperwork so you can purchase or dispose of your house without a hitch. If copies can’t be found, your conveyancer may be able to arrange cover in the form of insurance or indemnities against future claims on the premises.