We went with a high street lawyer for my conveyancing in Chepstow last week. Upon checking the Terms and Conditions I notewe are liable for fees even if the dealfalls through. Should I go with them or select a web based conveyancing company promising no move no charge conveyancing in Chepstow?
Generally there is a concession along the lines that if "No Completion No Fee" is offered then the conveyancing charges will generally be uplifted to neutralise the cases that do not go ahead. Dont forget that such offerings rarely cover expenses for instance Chepstow conveyancing search costs.
I sincerely hope you can help me. My Chepstow solicitor is informing me me that she is duty bound toorder Chepstow conveyancing searches asthe firm are on the Virgin Moneyconveyancing panel. These Chepstow checks cost a lot of money can this be avoided?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Chepstow conveyancing searches.
This question may be naive but I am wet behind the ears as a first time purchaser of a ground floor flat in Chepstow. Do I pick up the keys to the house on completion from my conveyancer? If so, I will appoint a local conveyancing solicitor in Chepstow?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the vendor’s lawyers, and once they have received this, you should be invited to pick up the keys from the selling Agents and start moving into the property. Usually this happens between 1 and 3pm.
We were going to get a AIP from Aldermore 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 Aldermore recommend any Chepstow solicitors on the Aldermore conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Chepstow solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.
After shopping around on the internet I have found a Chepstow conveyancer having made sure that they are on the Nottingham conveyancing panel. Does my lawyer arrange the survey of the property?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Chepstow surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
How does conveyancing in Chepstow differ for newly converted properties?
Most buyers of new build property in Chepstow come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is built. This is because house builders in Chepstow tend to purchase the site, 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 conveyancers 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 used to new build conveyancing in Chepstow or who has acted in the same development.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. Chepstow is where the house is located. Can you shed any light on this issue?
Flying freeholds in Chepstow are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Chepstow you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Chepstow may decide 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.
Am I best advised to instruct a Chepstow conveyancing lawyer who is local to the property I am purchasing? We have a good friend who can conduct the legal formalities but his firm is located 200miles away.
The benefit of a high street Chepstow conveyancing firm is that you can drop in to sign paperwork, present your identification documents and apply pressure on them where appropriate. They will also have local knowledge which is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If other friends have used your friend and on the whole were content that must surpass using an unknown Chepstow conveyancing lawyer solely due to them being local.