I am assisting my mother sell her property in Gamlingay. Will the solicitor commission the energy performance certificate or it is for me to see to?
After the demise of HIPs, energy assessments was left as a required component of selling a house. An energy assessment needs to be commissioned before the property is placed on the market. This is not something that lawyers normally organise. Where you are instructing a Gamlingay conveyancing lawyer they might help arrange EPC’s given their contacts with reputable local energy assessors
Can I be sure that the Gamlingay conveyancing solicitor on the Skipton panel is any good?
When it comes to conveyancing in Gamlingay obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer handling your conveyancing.
I had a mortgage agreed in principle with Virgin Money. Gamlingay conveyancing lawyers were appointed. How long does it take for Virgin Money to forward the offer to the property lawyer?
Some lenders take longer than others. Have Virgin Money done the valuation? Have you informed Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have todayfound out that Arc property Solicitors have been shut down. They conducted my conveyancing in Gamlingay for a purchase of a leasehold apartment 10 months ago. How can I be sure that my home is in my name in the name of the previous owner?
The easiest way to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Gamlingay conveyancing specialists.
I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Gamlingay is where the house is located. Can you shed any light on this issue?
Flying freeholds in Gamlingay are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Gamlingay you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gamlingay may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Do I need to be wary that third parties that I am dealing with are encouraging me to use a factory type conveyancing firm as opposed to a High Street Gamlingay conveyancing company?
As with lots of service providers, often input from relatives can be worth their weight in gold. But there are many players in a conveyancing deal; estate agents, mortgage brokers and mortgage companies may suggest lawyers to use. Sometimes the conveyancers might be known to one of the organisations as one of the best in their field, but sometimes there exists a commercial relationship behind the recommendation. You are at liberty to appoint your own conveyancer. However, bear in mind that some mortgage providers operate an approved list of solicitors you are obliged to use for the lender aspect of your home move.
When it comes to my conveyancing in Gamlingay should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Gamlingay conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the lawyer's time in submitting the funds this way.