Finally, a loan agreement from Santander for the refinancing of my 4 bedroom flat is expected within the next few days. Can you suggest a cheap conveyancing law firm in Hawarden?
You are on the wrong site if you are seeking a cheap conveyancing solicitors in Hawarden. We can offer you excellent value conveyancing but we do not aim to work with the cheapest lawyers. Do not be swayed by companies enticing you with £100 conveyancing in Hawarden. At best, in being led by low cost conveyancing, you will end up with what you pay for and at worst it will result in you with a surprising uplift in extras and still not end up with the service you were looking for.
Me and my partner are buying a house in Hawarden. It might be a silly question but how we can trust a lawyer? At some point we will need to send funds into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I have paid off my mortgage with HSBC. I assume I don't need a Hawarden property lawyer on the HSBC panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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 HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
I have a mortgage with Leeds Building Society for my property in Hawarden. Conveyancing was finalised a year ago. In the event that I decide 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 Leeds Building Society?
You must advise Leeds Building Society before renting your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. It may be that Leeds Building Society 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 Leeds Building Society directly. You need not do this via a Leeds Building Society conveyancing panel lawyer.
It has been four months following my purchase conveyancing in Hawarden concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm purchasing my first flat in Hawarden with a mortgage from National Westminster Bank. The sellers would not reduce the amount so I negotiated £7000 of additionals instead. The estate agent suggested that I not inform my solicitor about the deal as it would adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Are there any distinct benefits to instructing a high street conveyancer in Hawarden
Many buyers and sellers in Hawarden decide on using a local conveyancing practitioner so that they can pop into the lawyer’s offices in the event that they have concerns, and to collect mortgage deeds rather than depending on the Royal Mail.
We would argue that there is a marginal benefit when selecting a property lawyer local to the house you are planning to purchase, due to the knowledge of the locality and possible local concerns - however this is moot. Most conveyancers undertaking their communications via email and could be any place in the world.