Find a Lender-Approved Local Conveyancer in Downham

Having been recommended your service we were about to appoint conveyancing solicitor in Downham listed by you but stumbled across alternative fee calculations via the web seem less pricey – how come?

There are plenty of solicitors marketing theoretically looks to be cut price. Our advice is to think twice as to how important this transaction is to you that you are willing to be penny wise pound foolish with regard to the standard of the legal work. Some embed extras well inside the terms of business. The conveyancers that we list for conveyancing in Downham neverbehave this way.

Are the Downham conveyancing solicitors identified as being on the Virgin Money conveyancing panel, together with their details provided by Virgin Money?

Downham conveyancing firms themselves provide us confirmation that they are on the Virgin Money conveyancing panel as opposed to being supplied with a list from Virgin Money directly.

My Conveyancer in Downham has never been on on the Santander Conveyancing Panel. Can I still use my family solicitor even though they are not on the Santander approved list?

Your options are as follows:

1. Carry on with your existing Downham solicitors but Santander will need to use a lawyer on their list of acceptable firms. This will result in additional overall conveyancing charges as well as result in frustration.
2. Get a new practitioner to act in the purchase, not forgetting to check they are on the Santander panel

If you had a top tip for selecting a conveyancing solicitor in Downham what would it be?

Do not opt for the lowest Downham conveyancing quote. You really do get what you pay 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 go into the conveyancing with your eyes wide open.

Is it the case that all Downham CQS (Conveyancing Quality Scheme) solicitors are on the Virgin Money conveyancing panel?

Some major lenders now utilise CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.

I am currently in the process of buying my council flat in Downham. I have a mortgage offer with Nottingham. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.

I am planning on selling our house in Downham and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A local lawyer would know that there is no such problem. It does beg the question why the purchasers used a web based conveyancing practice as opposed to a conveyancing solicitor in Downham. Having lived in Downham for many years we know of no issue. Should we get in touch with our local Authority to get confirmation that the buyers are looking for.

It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You need to check with 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)

All being well we will complete our sale of a £250,000 flat in Downham in 10 days. The management company has quoted £360 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Downham?

For the majority of leasehold sales in Downham conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Completing pre-exchange questions Where consent is required before sale in Downham Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Downham leasehold property is £350. For Downham conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to provide answers.

I have had difficulty in trying to purchase the freehold in Downham. Can this matter be resolved via the Leasehold Valuation Tribunal?

Most definitely. We can put you in touch with a Downham conveyancing firm who can help.

An example of a Freehold Enfranchisement decision for a Downham flat is Ravensbourne Lodge 4 Highland Road in February 2013. the Tribunal held that the amount payable for the freehold was £22,268