We chose a high street solicitor for my conveyancing in Birkenshaw last week. Upon checking the official terms of business it is apparent thatwe are responsible for fees even where the transaction does not complete. Would I be best advised to use an on-line solicitor practice advertising no-sale-no-fee conveyancing in Birkenshaw?
Generally there is a compromise along the lines that if "No Sale No Fee" is offered then the fee levels will generally be uplifted to neutralise those transactions that abort. Dont forget that these offerings generally do not cover disbursements for example Birkenshaw conveyancing search costs.
I am due to complete on the purchase of a property in Birkenshaw but as a consequence of wreckage from a small fire at the property I have was able negotiate compensation from the seller of £3k in the form of a deduction in the price. I had intended this to be addressed as part of amending the contract yet Virgin Money are not allowing this. Should they have been notified?
The solicitor that is on the Virgin Money approved list is required to advise Virgin Money of any amendments to the sale price. If you prohibit your conveyancer to notify the price change to Virgin Money then they would have to discontinue acting for you. In addition, Virgin Money and you would have to appoint a new property lawyer for your conveyancing in Birkenshaw.
The Birkenshaw conveyancing firm that I appointed last week on my house acquisition in Birkenshaw have suddenly closed. I only went with them because I had to have a lawyer on the Lloyds conveyancing panel and my previous Birkenshaw lawyer was not. I cut them a cheque for two hundred pounds in advance. What do I do now?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Lloyds conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help.
How can we know in advance if a Birkenshaw conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Birkenshaw getting recommendations is a sensible starting point. 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 advertising the lowest fees. We would always suggest that you speak with the solicitor conducting your conveyancing.
I am currently in the process of buying my council flat in Birkenshaw. I have a mortgage offer with Barclays. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.
About to purchase maisonette in Birkenshaw. 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 Bank of Ireland 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 Birkenshaw conveyancer is on the Bank of Ireland conveyancing panel.
It has been 2 months following my purchase conveyancing in Birkenshaw completed. I have checked the Land Registry website which shows that I paid £175,000 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.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Birkenshaw. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Birkenshaw
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are surveyor prepared. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.