I am in the throes of transferring my current residential mortgage to a BTL Nationwide Building Society mortgage. The bank has said that I require a conveyancer for this. I got in contact with my former Nether Edge conveyancing solicitor who who did the conveyancing when I originally purchased the premises. The fee calculation issued of £450 plus VAT has taken me by surprise as its a refinance than a sale or purchase.
The costs illustration is slightly on the high side. If you you were to look around you could get the conveyancing a bit cheaper by as much as a hundred pounds. On the other hand, assuming were satisfied with the assistance the firm provided you couldlive to regret choosing an a cheaper lawyer. Don't forget to be sure the solicitor can represent Nationwide Building Society. You can use our search tool to find a Nether Edge conveyancing firm on the Nationwide Building Society approved list of lawyers, which can often include conveyancing solicitors in Nether Edge.
I am helping my mother sell her property in Nether Edge. Will the conveyancer order an EPC or do I organise this?
After the abolition of HIPs, energy assessments became a compulsory part of selling a property. An energy assessment needs to be to hand in advance of the property being advertised. This is not something that law firms ordinarily arrange. Where you are instructing a Nether Edge conveyancing practitioner they may be able to arrange energy assessments due to their relationships with long established local energy assessors
I have paid off my mortgage with RBS. I assume I don't need a Nether Edge solicitor on the RBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
Planning on purchasing a house in Nether Edge. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nationwide conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Nether Edge property lawyer is on the Nationwide conveyancing panel.
Will my solicitor be raising enquiries concerning flooding during the conveyancing in Nether Edge.
The risk of flooding is if increasing concern for solicitors dealing with homes in Nether Edge. There are those who buy a house in Nether Edge, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Solicitors are not qualified to offer advice on flood risk, however there are a number of searches that may be carried out by the purchaser or by their lawyers which should figure out the risks in Nether Edge. The conventional set of information sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the seller to find out if the premises has ever been flooded. In the event that flooding has previously occurred and is not disclosed by the vendor, then a purchaser may bring a legal claim for losses resulting from an inaccurate reply. The purchaser’s conveyancers may also order an environmental search. This will disclose if there is a recorded flood risk. If so, further investigations should be made.
Are there restrictive covenants that are commonly picked up during conveyancing in Nether Edge?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Nether Edge. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How do I discover who owns a property in Nether Edge?
Provided the premises is recorded at HMLR, and you have the information of the location of the property, you will be able to view results from the HM Land Registry of the registered proprietor for a a minimal charge.