There are numerous conveyancing solicitors in Boroughbridge but how do I know who I should use?
It would be unwise to be seduced by the lowest Boroughbridge conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
I have paid off my mortgage with Virgin Money. I assume I don't need a Boroughbridge lawyer on the Virgin Money panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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 Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
I am due to exchange contracts on my apartment. I had a double glazing fitted in August 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Leeds Building Society are being problematic. The Boroughbridge solicitor who is on the Leeds Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
How does conveyancing in Boroughbridge differ for newly converted properties?
Most buyers of new build premises in Boroughbridge contact us having been asked by the builder to sign contracts and commit to the purchase even before the premises is built. This is because builders in Boroughbridge usually purchase the real estate, 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 conveyancing solicitors 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 Boroughbridge or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a property in Boroughbridge in advance of appointing conveyancers. I have been advised that there is a flying freehold element to the house. Our surveyor advised that some banks may refuse to issue a mortgage on such a property.
It depends who your proposed lender is. Santander has different instructions for example to Nationwide. Should you wish to telephone us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Boroughbridge. Conveyancing will be smoother if you use a solicitor in Boroughbridge especially if they are familiar with such properties in Boroughbridge.
In my capacity as executor for the estate of my uncle I am disposing of a property in Neath but live in Boroughbridge. My solicitor (approximately 300 kilometers from merequires that I execute a stat dec ahead of completion. Can you recommend a conveyancing lawyer in Boroughbridge who can witness this legal document for me?
strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are Boroughbridge based
I pay a service charge for my property in Boroughbridge. As a result of poor financial planning I slipped into arrears with payments. The freeholders agreed a settlement plan but there remains three grand remaining to be paid.
I am under pressure to sell and I am nervous that this can threaten to derail the sale if I have to pay off the arrears now. Do I have to settle before - is this viable?
You should check with the property lawyer handling your Boroughbridge conveyancing but one option could be to arrange for the debt to be attributed to the purchasers. The sale price payable would be reduced to reflect the amount of debt they take on. They could then deal with the outstanding monies following completion of the purchase.