I instructed a Boston based firm for our conveyancing in Boston recently. After carefully reading the terms of engagement I noteI am liable for costs even where the transaction does not complete. Should I ditch them and use an internet conveyancing brokerage promoting no move no charge conveyancing in Boston?
Generally there is a compromise along the lines that if "No Completion No Fee" is offered then the fee levels will tend to be be higher to cover the conveyances that fail to complete. Do bear in mind that these deals generally do not cover outlay for example Boston conveyancing search fees.
We are approaching an exchange on a house in Boston and my parents have transferred the 10% deposit to my conveyancer. I am now told that as the deposit has not arrived from me my solicitor needs to make a notification to my lender. I am advised that, in also acting for the bank he must inform them that the balance of the purchase price is not just from me. I informed the lender regarding my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?
Your solicitor is obliged to clarify with lender to ensure that they understand that the balance of the purchase price is not from your own resources. Your solicitor can only reveal this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
I am selling my flat in Boston. Will my conveyancing practitioner need to be on the Clydesdale conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Clydesdale conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently in recent years.
We are buying a apartment in Boston. I might seem paranoid but how we can trust a conveyancer? At some point we will need to send funds into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am helping my sister sell her flat in Boston. Does the conveyancing solicitor order an EPC or it is for the seller to coordinate?
Following the abolition of Home Information Packs, EPC’s remained a required component of selling a property. An energy assessment must be commissioned before the property is placed on the market. This is not a task that solicitors ordinarily organise. If you are using a Boston conveyancing practitioner they may be able to arrange EPC’s due to their contacts with long established local providers
We expect to receive a AIP from Bank of Ireland this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Boston solicitors on the Bank of Ireland conveyancing panel, or is it better to go independently?
You will need to appoint Boston solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.
It has been four months following my purchase conveyancing in Boston concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. 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 residence 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.
Given that I am about to part with hundreds of thousands of pounds on a house in Boston I wish to have a conversation with the conveyancer concerning thehouse move prior to giving the go ahead to the firm. Is this something that you can arrange?
This is something that we recommend - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor due to be carrying out your conveyancing in Boston.There is no ‘factory style conveyancing’ - each client is unique individual, not a case reference. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Boston should be the amount on the final invoice that you are charged.