We opted for a high street firm for my conveyancing in Cuffley last week. After carefully reading the terms of engagement I seeI am liable for fees even if the movefalls through. Should I go with them or use an on-line conveyancing brokerage advertising no move no charge conveyancing in Cuffley?
It is usually ‘give and take’ in that if "No Sale No Fee" is available then the conveyancing charges will generally be higher to counteract the cases that do not proceed. You should be mindful that these promotions generally do not protect you from outlay e.g. Cuffley conveyancing search fees.
What is the first thing I need to know concerning purchase conveyancing in Cuffley?
You may not hear this from too many lawyers but conveyancing in Cuffley and elsewhere in Hertfordshire is often a confrontational process. Put another way, when it comes to conveyancing there exists an abundance of room for conflict between you and other parties involved in the house moving process. For instance, the seller, property agent and on occasion a bank. Appointing a solicitor for your conveyancing in Cuffley is a critical decision as your conveyancer is your adviser, and is the SOLE party in the transaction whose responsibility is to look after your legal interests and to keep you safe.
Sometimes a third party with a vested interest will try and convince you that it is in your interests to do things their way. For instance, the estate agent may claim to be assisting by suggesting your lawyer is slow. Or your mortgage broker may try to convince you to do take action that is against your solicitors recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
We are hoping to buy a newbuild flat in Cuffley with a homeloan from HSBC Bank.We use our Cuffley conveyancing practitioner but HSBC Bank advised that her practice is not on their approved list of firms. It seems we are left with no choice but to instruct a HSBC Bank panel firm or retain our local solicitor and pay for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that HSBC Bank use our lawyer?
Unfortunately,no. The home loan offered to you contains terms and conditions, a common one being that conveyancers will be on the HSBC Bank conveyancing panel. in the past, most lenders had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for HSBC Bank
My wife and I purchased a renovated Victorian house in Cuffley. Conveyancing practitioner acted for me and TSB. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold under the exact same address. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cuffley and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with the conveyancing practitioner who conducted the conveyancing.
We are 14 days into a residential purchase having been recommend to solicitors by the estate agent to carry out the conveyancing in Cuffley. We are not happy. Could you you assist me in finding new lawyers?
A lawyer would need to be very poor to suggest replacing them. Has your mortgage offer been generated? If so you must inform them of the new contact details and get the mortgage documents are re-issued. Your solicitor ideally should be on the lenders approved list to avoid escalating charges and frustration. So that should be your starting point. Our find a solicitor tool should assist you in finding a lender approved conveyancer for your home move in Cuffley
I purchased a house in Cuffley last 4/3/2024 and to date it is still not recorded with HMLR. It is part of a development site and my conveyancer told me that it may take over a year to register. I have contacted HMLR directly and they say that the initial application was cancelled due to questions not being addressed in time. Should I be concerned?
Contact your lawyer - if you are not getting sensible responses, look up their firm’s complaints process and escalate your concerns to a Partner. Registrations for Cuffley conveyancing are not known to be particularly slow.