Do the Building Society Association intend to launch a searchable register to list solicitors on the Coventry BS conveyancing panel for example in Cromer?
We are not aware of any plans on the part of the BSA to promote such a register.
What is the difference between a licensed conveyancer and conveyancing solicitor in Cromer
There are many recorded licenced Conveyancers in Cromer and Solicitor practices in Cromer offering conveyancing It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal work in transferring property. They may both also handle associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
When it comes to lenders such as Bank of Ireland, do Cromer lawyers face an annual charge to be on the conveyancing panel?
We are not aware of any bank fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
I have paid off my mortgage with Clydesdale. I assume I don't need a Cromer conveyancing practitioner on the Clydesdale panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
How does conveyancing in Cromer differ for newly converted properties?
Most buyers of new build or newly converted property in Cromer approach us having been asked by the seller to sign contracts and commit to the purchase even before the property is finished. This is because builders in Cromer 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 Cromer or who has acted in the same development.
My company is intending to take an assignment of a lease of a shop on the high street. Can you recommend solicitors offering competitive fees for commercial conveyancing in Cromer for less than £1,200?
We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in Cromer, including the sale and acquisition of businesses as well as simply property. Whether you are intending to buy or sell a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right lawyer. As for the costs this will depend on the structure and complexity of the proposed transaction. Please provide us with your details or telephone so as to enable us to furnish you with a detailed commercial conveyancing calculation.
I am using a search engine for the term cheap conveyancing in Cromer it brings up numerous conveyancersin the area. How do I determine which is the suitable property lawyer for the sale of my house?
The best way of finding a suitable conveyancer is via personal referral, so enquire of friends and relatives who have acquired a property in Cromer or a local estate agent or financial adviser. Costs for conveyancing in Cromer vary, so it's advisable to secure a minimum of three quotes from varying types of companies. Make sure that you clarify that the charges are guaranteed not to to be inflated.
Builders have put forward a property lawyer and I've obtained a quote from them. They are nearly £250 less expensive than my preferred Cromer solicitor. What's the catch?
Builders frequently have lists of conveyancers who are quick and who know the developer’s documentation and solicitor. Plenty of developers offer an incentive to select their approved conveyancing practitioner for this reason, any increased cost can be avoided and a builder won't put forward a conveyancing factory and run the risk of having the transaction delayed when they need an exchange within a tight time frame. A counter-argument for not agreeing to use the suggested conveyancer is that they may be unwilling to fight for your interests at the risk of upsetting the housebuilder. Where you have concerns that this may be the case you should keep with your high street Cromer solicitor.