I was recommended to a solicitor who has given a fee estimate £1400 for no sale no fee conveyancing in Pencader. I am selling a Georgian detached home for £300,000. Is this over the top? Is it above the average fee for conveyancing in Pencader?
The charges are a little high. Where you are happy to expend time comparing fee on a like for like basis you could decrease the fees slightly by as much as a hundred pounds. That being said, you maylive to regret opting for an a cheaper conveyancer. Remember to enquire the solicitor can act for your mortgage company. You can utilise our search tool to find a Pencader conveyancing practice on the lender’s conveyancing panel which can often include conveyancing solicitors in Pencader.
My brother-in-law has suggested I instruct a conveyancing solicitor in Pencader. I I would like to check whether they are accepted on the HSBC Bank approved list of lawyers. Can you assist?
The first thing to do is call the lawyer and enquire whether they are on the lender panel. Alternatively please call HSBC Bank who may be able to assist.
I am assisting my niece sell her house in Pencader. Does the conveyancing solicitor arrange an energy performance certificate or it is for the owner to coordinate?
Following the abolition of HIPs, energy assessments remained a compulsory part of selling a property. An energy assessment should be to hand prior to the property being marketed. It is not something that lawyers normally organise. Where you are using a Pencader conveyancing practitioner they may be able to arrange EPC’s due to their relationships with long established local providers
I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Pencader lawyer on the HSBC panel to discharge 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
Planning on purchasing a apartment in Pencader. 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 Leeds Building Society 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 Pencader solicitor is on the Leeds Building Society conveyancing panel.
It has been 3 months since my purchase conveyancing in Pencader concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. 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 premises 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.
How does conveyancing in Pencader differ for new build properties?
Most buyers of new build premises in Pencader approach us having been asked by the seller to exchange contracts and commit to the purchase even before the house is finished. This is because developers in Pencader typically acquire 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 Pencader or who has acted in the same development.
I have been recommended by three or four local property agents in Pencader to choose a property lawyer on your site. What’s the financial incentive for Estate Agents to promote your services over a competitor’s?
We refuse to offer any commission for sending work our way. We thought it would be too underhand to pay a commission because members of the public would think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.