We chose a Letchworth Garden City based solicitor for my conveyancing in Letchworth Garden City today. After carefully reading the Terms I seewe are responsible for costs even if the sale aborts. Would I be best advised to use an on-line firm promising no-sale-no-fee conveyancing in Letchworth Garden City?
It is usually ‘give and take’ in that if "No Sale No Fee" is advertised then the conveyancing charges will tend to be be uplifted to counteract the cases that do not proceed. Dont forget that such schemes rarely cover expenses such your Letchworth Garden City conveyancing search charges.
We have very pushy vendors who has suggested a exclusivity contract with a down payment of 5k. Is it wise to enter into such agreements?
This type of contract is not the norm in Letchworth Garden City, conveyancers are often found to veer clients away from them as they detract from the main conveyancing focus and if you end up losing your deposit then the lawyer is left exposed. In addition, there is no certainty that just because the vendor has signed an exclusivity contract they will complete the sale with you. They may breach the agreement if they receive a large enough offer to do so because an aggrieved buyer with the benefit of a exclusivitycontract will still have to establish consequential losses from the breach and this may not equalise the extra amount that your seller may secure by breaking the contract, no matter how morally reprehensible it undoubtedly is.
My uncle passed away 10 months ago and as sole heir and executor I was left the property in Letchworth Garden City. The house had a small mortgage left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Co-operative, pay off the mortgage. Is this allowed?
Where you plan to refinance then Co-operative will insist on your using a conveyancer on the Co-operative conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Co-operative conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Co-operative mortgage is registered as a charge at the Land Registry.
Due to the input of my in-laws I had a survey completed on a house in Letchworth Garden City in advance of retaining conveyancers. I have been advised that there is a flying freehold element to the property. Our surveyor advised that some banks may refuse to issue a loan 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 investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Letchworth Garden City. Conveyancing may be slightly more expensive based on your lender's requirements.
I have been pointed in your direction by numerous estate agents in Letchworth Garden City to locate a conveyancer on your site. What’s the financial inducement for Estate Agents to promote your site over and above alternative conveyancing organisations?
We don’t make any commission for sending work to this site. We found it would be just too difficult to pay a commission because a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.