Finally, a loan agreement from Santander for the refinancing of my 3 room flat is due any day now. Can you put forward a low cost conveyancing solicitor in Rochester?
You have come to the wrong place to search for a cheap conveyancing in Rochester. Our intention is to offer excellent value conveyancing but we do not aim to advertise as being the cheapest. Resist the temptation to appoint companies offering the bait of ninety nine pound conveyancing in Rochester. Optimistically, in going for cheap conveyancing, you will get your money’s worth and at worst it will result in you invoiced for additional fees and still not end up with the service expected.
Are all Rochester Conveyancing Quality Solicitors on the TSB conveyancing list of approved practices?
It is true that some lenders now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.
We are getting a further advance on our mortgage from Barclays as we wish to conduct improvements to our home in Rochester. Are we obliged to select a local Rochester solicitor on the Barclays conveyancing panel to deal with the legals?
Barclays do not ordinarily require a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays conveyancing panel.
I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Rochester solicitor - who is on the Barclays conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays 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 Rochester 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.
My wife and I have a renovated Georgian house in Rochester. Conveyancing lawyer represented me and Nationwide Building Society. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Rochester and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing practitioner who conducted the conveyancing.
Due to the input of my in-laws I had a survey completed on a property in Rochester prior to appointing conveyancers. I have been advised that there is a flying freehold overhang to the house. Our surveyor has said that some lenders tend not grant a loan on such a house.
It varies from the lender to lender. Lloyds has different instructions from Birmingham Midshires. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Rochester. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Rochester to see if the conveyancing costs will increase in light of this.
I am using a search engine for the words on line conveyancing in Rochester it shows results of many property lawyerslocally. How do I determine which is the right conveyancing solicitor for me?
The best way of choosing the right conveyancer is through a personal testimonial, so seek the opinion of friends and family who have bought a property in Rochester or the local estate agent or financial adviser. Costs for conveyancing in Rochester vary, so it's advisable to secure at least three quotes from different conveyancers. Be sure to secure confirmation what costs in the quote includes.