I chose a local lawyer for our conveyancing in Cricklade recently. Reviewing the terms of engagement it is apparent thatwe are on the hook for charges even if the movedoes not happen. Should I ditch them and use an internet conveyancing company advertising no-sale-no-fee conveyancing in Cricklade?
Generally there is a compromise along the lines that if "No Sale No Fee" is advertised then the conveyancing charges will tend to be be higher to cover those conveyances that do not proceed. Also remember that these deals generally do not protect you from disbursements for instance Cricklade conveyancing search expenses.
Do the conveyancing solicitors identified via your search tool carry out auction conveyancing in Cricklade?
There are a number of auction lawyers we can put you in touch with those specialising in auction conveyancing. Cricklade is one of our locations where our lawyers are based.
We're in Cricklade, FTBs purchasing with a mortgage (lender is Co-operative , and our solicitor is on the Co-operative conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Co-operative conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
If you had a top tip for choosing a conveyancing solicitor in Cricklade what would it be?
Do not opt for the cheapest Cricklade conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
The mortgage over my property is with Barclays for my property in Cricklade. Conveyancing was finalised some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Barclays?
Your original mortgage agreement with Barclays will provide that you need their approval before letting out your property as this is likely to be a breach of Barclays’s mortgage conditions. It may be that Barclays will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. It should not be necessary to do this via a Barclays conveyancing panel firm.
I am selling my house. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Nottingham are being problematic. The Cricklade solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are requiring a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham 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 used Arc property Solicitors a few years past for my conveyancing in Cricklade. Now, I need my files but the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Cricklade of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Cricklade differ for newly converted properties?
Most buyers of new build residence in Cricklade approach us having been asked by the builder to exchange contracts and commit to the purchase even before the house is finished. This is because new home sellers in Cricklade usually acquire the real estate, 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 Cricklade or who has acted in the same development.