We went with a Crowland based firm for my conveyancing in Crowland recently. Going through the official terms of business I notewe are on the hook for costs even if our purchase doesn't happen. Should I go with them or use an on-line conveyancing brokerage who offer no-sale-no-fee conveyancing in Crowland?
Generally there is a compromise along the lines that if "No Completion No Fee" is offered then the conveyancing charges will generally be more expensive to counteract those cases that fail to complete. Dont forget that these offerings rarely protect you from disbursements for example Crowland conveyancing search charges.
Please explain the implications if my solicitor is expelled from the Lloyds Solicitor panel ahead of completing my conveyancing in Crowland?
The first thing to point out is that, this is very unlikely to happen. 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.
We are buying a apartment in Crowland. I might seem paranoid but how we can trust a conveyancer? On completion day we will need to put money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Crowland?
There are many registered licenced Conveyancers in Crowland and Solicitor firms in Crowland who can help with your conveyancing We would stress that both are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. They may both also conduct other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I can not work out if my lender requires a lease extension. I have telephoned my Crowland bank branch on various occasions and was told it does not affect the mortgage offer and they would lend. My Crowland conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
Your solicitor must follow the Council of Mortgage Lenders’ Handbook section two conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
My wife and I are intent on selling our home in Crowland and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A high street Crowland conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed an internet conveyancing practice as opposed to a conveyancing solicitor in Crowland. Having lived in Crowland for many years we know that this is a non issue. Is it a good idea to contact our local Authority to get confirmation need.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
In my capacity as executor for the will of my father I am disposing of a property in Newport but live in Crowland. My solicitor (based 200 miles awayhas requested that I execute a stat dec ahead of completion. Can you recommend a conveyancing practitioner in Crowland who can attest and place their company stamp on the document?
Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are Crowland based
Completion is due on the sale of our £225,000 garden flat in Crowland next Friday. The freeholder has quoted £384 for Certificate of Compliance, building insurance schedule and 3 years service charge statements. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Crowland?
Crowland conveyancing on leasehold maisonettes typically results in administration charges invoiced by managing agents :
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Answering pre-contract enquiries
Where consent is required before sale in Crowland
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Crowland Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing
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How much is the ground rent and service charge? How many of the leaseholders are in arrears for their service charge payments? What prohibitions exist in the Crowland Lease?