Can you help? My Claydon lawyer is informing me me that she is duty bound toorder Claydon conveyancing searches stemming from the fact thatthe firm are on the Nat Westapproved lawyer panel. These Claydon searches cost a lot of money can this be avoided?
You have limited options available to you. As you are taking a mortgage with a lender your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Claydon conveyancing searches.
Can your site be used to recommend a Conveyancing solicitor in Claydon even where I’m not purchasing or selling a house, for example where I intend to acquire an office in Claydon with a loan from Yorkshire Building Society?
Our search tool is mainly there to find domestic conveyancing solicitors in Claydon but we have set out towards the bottom of this page a few Claydon commercial conveyancing firms. You should make contact with the solicitors directly to establish if they are also authorised to represent Yorkshire Building Society
When it comes to mortgage companies such as Kent Reliance, do Claydon property lawyers face an annual charge to be on the conveyancing panel?
We are not aware of any mortgage company fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I am due to exchange contracts on my apartment. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being a right pain. The Claydon solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have instructed a Claydon conveyancing practitioner having made sure that they are on the HSBC conveyancing panel. Does my lawyer arrange the survey of the property?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC 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. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Claydon postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Claydon.
It has been 2 months following my purchase conveyancing in Claydon completed. I have checked the Land Registry site 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 property 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.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Claydon is the location of the property. Can you offer any guidance?
Flying freeholds in Claydon are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Claydon you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Claydon may ascertain 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.
In searching the internet for the term conveyancing in Claydon it brings up many property lawyersin the area. With so much choice what is the best way to find the suitable conveyancing solicitor for the sale of my house?
The ideal way of finding a suitable conveyancer is via personal referral, so ask colleagues and relatives who have purchased a property in Claydon or the respected estate agent or mortgage broker. Charges for conveyancing in Claydon vary, so it's sensible to request a minimum of three quotes from different property lawyers. Be sure to secure confirmation that the fees are fixed.