What is the best way to find the right solicitor to supply a high level service for my conveyancing in Ferryside?
First ask connections who they would recommend.
Option 2 is to use a comparison service on the web for conveyancing in Ferryside. Pick up the phone to two or three listed and ask them to forward you their conveyancing estimate and discuss your needs with the solicitor who will conduct your legal process prior tocommitting.
Option 3 is to make use of our search tool to help you find the right lawyers taking into account your personal expectations including location,speed, complexity and who the proposed mortgage company is. Don't take the bait of £99 conveyancing in Ferryside
The vendors of the property we are hoping to buy are using a conveyancing solicitor in Ferryside who has suggested a preliminary contract with a deposit of 5k. Is it wise to enter into such agreements?
This type of arrangement is unusual in Ferryside, conveyancers are not keen on them as they detract from focusing on the primary objective, namely conveyancing and if you end up having your deposit forfeited then the solicitor at best left with an upset client and at worst a litigious one. In addition, there is no certainty that just because the seller has entered into an exclusivity contract they will sell to you. They may be in contravention of the contract if they receive sufficient incentive to do so because an aggrieved buyer with the benefit of a lockoutcontract will still be obliged show losses as a consequence of the breach and this may not equalise the extra amount that your seller may gain by breaking the contract, no matter how morally reprehensible the behaviour is.
My husband and I wish to acquire a 3 bedroom flat in Ferryside with a residential mortgage from Virgin Money.We use our Ferryside conveyancing practitioner but Virgin Money says he's not on their "panel". It seems we have little choice but to instruct a Virgin Money panel solicitor or keep our local solicitor and pay for a Virgin Money panel lawyer to represent them. This seems very unfair; Can we not simply insist that Virgin Money use our lawyer?
Unfortunately,no. The home loan issued to you is subject to its terms and conditions, one of which will be that lawyers must be on the Virgin Money solicitor panel. in the past, most banks had large numbers of law firms on their panels: a borrower could choose 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 Virgin Money
Forgive me if this question is silly but I am wet behind the ears as a first time buyer of a ground floor flat in Ferryside. Do I receive the keys to the property on completion from my conveyancer? If this is the case, I will instruct a local conveyancing solicitor in Ferryside?
On the day of completion you will not be required to attend the conveyancers office in Ferryside. Your solicitors will electronically transfer the purchase money to the vendor’s conveyancers, and once they have received this, you should be able to pick up the keys from the property Agents and move into your new home. Usually this occurs between 1 and 3pm.
We were going to get a AIP from Nationwide this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nationwide recommend any Ferryside solicitors on the Nationwide conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Ferryside solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.
Completion of my remortgage has taken place for my property in Ferryside. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Ferryside is where the house is located. Is there any advice you can impart?
Flying freeholds in Ferryside are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ferryside you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ferryside may determine 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 have just placed an offer on a leasehold flat in Ferryside and the estate agent that we are dealing with recommended his conveyancer. She quoted £900 excluding VAT and 3rd party costs. Does this sound steep?
Don't just go on one quote. One should seek like-for-like quotes for your conveyancing in Ferryside. Then choose one that you are comfortable with and just as important, is on the approved list of the mortgage company that you have applied for a mortgage from.