We opted for a local solicitor for my conveyancing in Exeter last week. Reviewing the Terms and Conditions I seewe are liable for fees even where the conveyance does not complete. Should I ditch them and use an on-line conveyancing brokerage advertising no move no charge conveyancing in Exeter?
Generally there is a compromise along the lines that if "No Completion No Fee" is available then the conveyancing charges will generally be more expensive to offset those transactions that do not go ahead. You should be mindful that such offerings generally do not protect you from outlay for example Exeter conveyancing search charges.
We are purchasing a new build flat in Exeter and my solicitor is informing me that she has to the lender to disclose incentives from the seller. I am on a tight deadline to sign contracts and my preference is not to delay the conveyancing. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
I used Stirling Law a few years ago for my conveyancing in Exeter. Now, I need my documents however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Exeter of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Exeter is where the house is located. Can you offer any guidance?
Flying freeholds in Exeter are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Exeter you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Exeter may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I need to instruct a conveyancing solicitor in Exeter for my home move. Can I see a solicitor's record with the profession’s regulator?
Members of the public can find presented Solicitor Regulator Association (SRA) decisions resulting from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. For information Pre 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The SRA sometimes recorded call for training purposes.
My wife and I are acquiring a first floor flat in Exeter. When we first instructed conveyancer, they assured us that they were on all major UK bank panels. The financial adviser contacted us just now to say that they are not on the Leeds Building Society approved list. Were it to be true, what should we do? Do we just pick a new solicitor that is on their panel or should we cover the costs for separate representation, with Leeds Building Society selecting their own preferred lawyer.
When purchasing a property with the benefit of a mortgage it is usual for the purchaser’s lawyers to also represent the purchaser's lender. In order to act for a bank or building society a conveyancer has to be on that lender's conveyancing panel. An application has to be made by the conveyancing practitioner to the lender to become a member of the lender's panel and there are increasingly strict criteria which the lawyer has to fulfill. Some lenders now require their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your lawyer should contact Leeds Building Society to discover if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on Leeds Building Society's conveyancing panel and you may continue to use your own Exeter solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another solicitor into the mix.