In the event thatI were to purchase a freehold homein Highbridge mortgage fee and dispense with a survey and no conveyancing searches how much could I expect to have to pay for conveyancing in Highbridge?
The only saving you would achieve is the Highbridge conveyancing searches. Your solicitor is obliged to do the vast majority of work - money laundering, liaising with your vendors lawyer, stamp duty submission, register the title etc. A slight saving might be made by not needing to register a charge but it won't be meaningful.
My lawyer in Highbridge is not listed on the Britannia Solicitor Panel. Can I still use my family solicitor notwithstanding that they are not on the Britannia panel?
The limited options open to you here include:
- Complete the purchase with your existing Highbridge solicitors but Britannia will need to retain a solicitor on their panel. This will result in additional overall legal fees and result in delays.
- Find an alternative lawyer to act in the purchase, obviously checking they are Convince your lawyer to do everything within their powers to join the Britannia conveyancing panel
We are purchasing a apartment in Highbridge. It might be a silly question but how we can trust a lawyer? On the day of competition we have to put funds into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We had instructed solicitors with offices in Highbridge on the Principality solicitor panel. They have just billed me a separate charge for dealing with the Principality mortgage. Is this a supplemental conveyancing fee set by Principality?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancing practitioner may charge a fee for this. The charge is not dictated by Principality but by your Highbridge property lawyer. Plenty of firms on the Principality panel will charge an ‘acting for lender’ fee but some firms include it on their overall fee.
I am due to exchange contracts on my flat. I had a double glazing fitted in December 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Skipton are being pedantic. The Highbridge solicitor who is on the Skipton conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am downsizing from our property in Highbridge and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A local conveyancer would know this is not the case. It does beg the question why the purchasers instructed a web based conveyancing outfit rather than a conveyancing solicitor in Highbridge. Having lived in Highbridge for 4 years we know of no issue. Is it a good idea to contact our local Authority to get clarification 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 must 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 life insurance to cover that same ailment)
Despite weeks of looking the Title Certificate and documents to my home can not be found. The lawyers who did the conveyancing in Highbridge 4 years ago have long since closed. What are my options?
Assuming you have a registered title the details of your proprietorship will be held by the Land Registry with a Title Number. It is possible to perform a search at the Land Registry, find your property and order up to date copies of the Registered Entries for a small fee. Where the title is Leasehold then the Land Registry will in most cases hold a file copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
How does conveyancing in Highbridge differ for new build properties?
Most buyers of new build or newly converted property in Highbridge contact us having been asked by the developer to sign contracts and commit to the purchase even before the house is constructed. This is because house builders in Highbridge usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Highbridge or who has acted in the same development.