Is the fact that my conveyancer in Duxford is not listed on my lender's conveyancing panel that there is a problem with the quality of her work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Duxford conveyancing practice and enquire why they are no longer on the approved list for your bank.
When will exchange of contracts occur in sale conveyancing in Duxford and do I need to attend the lawyers office?
Where you are in close proximity to one of the conveyancing solicitors in Duxford you are welcome to attend to sign contracts. That being said, the lender approved solicitors we recommend supply a countrywide conveyancing service and provide as equally detailed and professional a job for you when communicating with you electronically. The signing of the purchase agreement is not when everything is set in stone. Signing on the dotted line is necessary for the firm to officially exchange at the appropriate time, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Duxford)to be in the office at the appropriate time.
What can a local search inform me about the property my wife and I buying in Duxford?
Duxford conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search organisations for instance PSG The local search plays an important role in many a Duxford conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your property. The search will supply information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
I opted to have a survey carried out on a house in Duxford prior to instructing conveyancers. I have been informed that there is a flying freehold aspect to the property. The surveyor has said that some banks tend not issue a mortgage on this type of property.
It depends who your proposed lender is. Santander has different instructions for example to Nationwide. Should you wish to telephone us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Duxford. Conveyancing may be slightly more expensive based on your lender's requirements.
Given that I am about to part with hundreds of thousands of pounds on a two bedroom apartment in Duxford I would like to talk to a solicitor concerning thehouse move ahead of instructing the firm. Is this something that you can arrange?
We could not agree more - we would be happy to talk to you we do not take any clients on without you speaking to the conveyancer due to be doing your conveyancing in Duxford.There is no ‘factory style conveyancing’ - every client is an important individual, not a file number. The solicitors that we put you in touch with believe that the fees you are quoted for your conveyancing in Duxford should be the figure that you are charged.
We're first time buyers - agreed a price, but the estate agent told us that the owners will only issue a contract if we use the agent's chosen conveyancers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a family solicitor who is accustomed to conveyancing in Duxford
It is highly unlikely the owners are behind this. Should the seller want ‘a quick sale', taking such a hostile approach to a genuine buyer is not the way to achieve this. Speak to the owners direct and make the point that (a)you are serious buyers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you intend to instruct your preferred Duxford conveyancing firm - as opposed tothose that will give their negotiator at the agency a introducer fee or hit his conveyancing thresholds pre-set by head office.