I have just started taking steps with a view to porting my domestic home loan to a Buy to Let Skipton Building Society mortgage. The bank has said that I must appoint a lawyer as part of the process. I had a chat my past Ely conveyancing solicitor who acted on my behalf when I originally acquired the property. The fee estimate they've given of £450 plus VAT has shocked me as its a refinance than a sale or purchase.
The charges are a bit high. Where you are willing to spend time contrasting charges you might get the conveyancing a bit cheaper by say £100 plus VAT. That being said, assuming were content with the service the firm provided you mightlive to rue choosing an a cheaper lawyer. Don't forget to enquire that the conveyancer can also act for Skipton Building Society. You can utilise our search tool to select a Ely conveyancing firm on the Skipton Building Society conveyancing panel, which can often include conveyancing solicitors in Ely.
It is 10 years ago since I acquired my property in Ely. Conveyancing lawyers have just been instructed on the sale but I can't locate the title documents. Will this jeopardise the sale?
Don’t worry too much. First there is a possibility that the deeds will be kept by your mortgage company or they could be in the possession of the solicitor who oversaw the purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining current official copies of the land registers. The vast majority of conveyancing in Ely relates to registered property but in the rare situation where your home is not registered it is more problematic but is not insurmountable.
Due to the advice of my in-laws I had a survey completed on a property in Ely before appointing solicitors. I have been told that there is a flying freehold aspect to the house. Our surveyor has said that some banks will refuse to grant a mortgage on a flying freehold premises.
It varies from the lender to lender. HSBC has different instructions from Birmingham Midshires. If you call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Ely. Conveyancing will be smoother if you use a solicitor in Ely especially if they are accustomed to such properties in Ely.
We're FTB’s - agreed a price, yet the agent has warned us that the vendor will only proceed if we instruct the agent's chosen solicitors as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a high street solicitor with experience of conveyancing in Ely
We suspect that the seller is unaware of this requirement. Should the seller want ‘a quick sale', turning down a serious buyer is likely to cause more damage than good. Bypass the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are ready to progress, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)however you are going to use your preferred Ely conveyancing firm - not the ones that will earn their estate agent a commission or achieve conveyancing thresholds set by HQ.
I need to swap lawyers as my Ely lawyer is not on the bank's approved list of conveyancing solicitors. Is it practical to instruct different lawyers?
In the event that you have not formally instructed a solicitor to start work and at this stage simply received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Ely that you're considering.