I require conveyancing for an apartment in a relatively new development (6 years built) in Liss. 95% of the properties are already sold. Is it really necessary to order local searches for my conveyancing in Liss?
A big part of the Liss legal transfer of property is the conveyancing searches. There are hundreds companies conducting Liss conveyancing searches, as well straight from the local authority. These are usually referred to as personal search organisation and they produce, not surprisingly, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must obtain their information from the local authority.
We are planning to acquire a flat and need a conveyancing solicitor in Liss who is on the Virgin Money approved panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in Liss.
We had instructed conveyancers with offices in Liss on the Nottingham solicitor panel. They have just billed me a separate charge for dealing with the Nottingham mortgage. Is this a supplemental conveyancing fee specified by Nottingham?
Provided it is contained in their Terms of Engagement or Quote then yes your solicitor is entitled to charge a fee for this. The charge is not set by Nottingham but by your Liss solicitor. Some firms on the Nottingham panel will charge an ‘acting for lender’ fee but some firms incorporate it on their overall fee.
How can we tell if a Liss conveyancing solicitor on the Bank of Ireland panel is any good?
When it comes to conveyancing in Liss getting recommendations is a sensible starting point. 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 which is cheap as chips. We would always advocate that you speak with the lawyer carrying out your transaction.
I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Liss solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Liss surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
How does conveyancing in Liss differ for newly converted properties?
Most buyers of new build residence in Liss contact us having been asked by the developer to sign contracts and commit to the purchase even before the house is completed. This is because house builders in Liss usually buy the land, 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 property lawyers 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 Liss or who has acted in the same development.
I opted to have a survey carried out on a house in Liss before instructing solicitors. I have been advised that there is a flying freehold overhang to the property. The surveyor has said that some banks tend not grant a mortgage on a flying freehold premises.
It varies from the lender to lender. Santander has different instructions for example to Nationwide. If you contact us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Liss. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Liss to see if the conveyancing costs will increase in light of this.