Recently been in touch with my conveyancing lawyer in Clifton who acted for me two years ago asking for a conveyancing quote based on the same type of home move (a leasehold premises and a freehold premises) of similar values with a mortgage from Virgin Money. I am now being quoted double. Am I right to be tempted to shop around for a cheaper online firm of conveyancing solicitor?
The estimate does seem a little steep. If you are happy to expend time scrutinising costs you could shave off some of the expense by perhaps a hundred pounds. That being said, assuming were satisfied with the assistance the firm gave you maylive to rue choosing an an untested solicitor. If is important to ensure that the solicitor can act for Virgin Money. Do use our search tool to find a Clifton conveyancing firm on the Virgin Money conveyancing panel, which can often include conveyancing solicitors in Clifton.
Last October we completed a house move in Clifton. We have since encountered a number of problems with the property which we consider were omitted in the conveyancing searches. What action can we take? What searches should? have been conducted as part of conveyancing in Clifton?
The query is not clear as to the nature of the problems and if they are specific to conveyancing in Clifton. Conveyancing searches and investigations initiated as part of the legal transfer of property are supposed to help avoid problems. As part of the process, a seller fills in a form referred to as a SPIF. If the information proves to be incorrect, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Clifton.
What happens if my lawyer’s firm is removed from the RBS Conveyancing panel ahead of completing my conveyancing in Clifton?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
My bid for a property was accepted at auction in Clifton. Conveyancing is necessary. What is next?
Having for all intents and purposes signed on the dotted line you will need to hire the services of a conveyancing practitioner soon as you are facing a tight a fixed date to complete the purchase. Every auction property will have a bespoke legal set of papers. This will include the copy title deeds, local authority and drainage searches. In the case of leasehold property the legal pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You need to pass this on to the lawyer working for you ASAP. Do make sure that that you have the requisite funding organised to complete on the on the contractual date .
Are all Clifton Conveyancing Quality Solicitors on the TSB conveyancing list of approved practices?
It is true that some lenders now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Clifton solicitor - who is on the Barclays conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays 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 Clifton postcode. As you are getting a mortgage with Barclays, you could contact them to see if they have a list of approved surveyors in Clifton.
Due to the guidance of my in-laws I had a survey completed on a house in Clifton prior to retaining conveyancers. I have been informed that there is a flying freehold overhang to the property. Our surveyor advised that some mortgage companies will refuse to issue a mortgage on a flying freehold house.
It depends who your proposed lender is. HSBC has different instructions from Birmingham Midshires. If you contact us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Clifton. Conveyancing will be smoother if you use a solicitor in Clifton especially if they regularly deal with such properties in Clifton.
I need to instruct a conveyancing solicitor for freehold conveyancing in Clifton. I have stumble across a site which seems to have the ideal offering If there is a chance to get all the legals done via email that would be ideal. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?