Would the conveyancing solicitors that are recommend execute auction conveyancing in Highnam?
We know of a number of auction practitioners we can put you in touch with those conducting auction conveyancing. Highnam is one of hundreds of areas of where our lawyers cover.
I am thinking of remortgaging my property in Highnam, does my lawyer have to be on the Santander Solicitor panel?
In theory, you could use a solicitor that is not on the Santander conveyancing panel, but Santander would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
Me and my partner are buying a apartment in Highnam. It might be a silly question but how we can trust a conveyancer? On the day of competition we will need to put funds into their account. What is the protection we have from them run away with our monies?
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.
How can we tell if a Highnam conveyancing solicitor on the Virgin Money panel is any good?
When it comes to conveyancing in Highnam obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor carrying out your conveyancing.
After what seems like an age I have had an offer on a flat in Highnam agreed to, but there is a chain. The sellers have placed an offer on a flat, but it’s not yet agreed to, and have viewings of other properties booked. I have instructed a nearby conveyancing solicitor in Highnam. What should be my next step? At what point do I apply for the mortgage with HSBC?
It is normal to have concerns where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of one thousand pounds, then valuation, Highnam conveyancing search costs, etc). First, you must ensure that your property lawyer is on the HSBC approved list. As to the subsequent phase this very much dictated by the circumstances of your transaction, attraction to the property and on the state of the market. During a hot market many home buyers would apply for the mortgage with HSBC and pay for the valuation and only if it was satisfactory would they pay their property lawyer to press on with the conveyancing in Highnam.
How does conveyancing in Highnam differ for newly converted properties?
Most buyers of new build or newly converted property in Highnam contact us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is finished. This is because builders in Highnam usually acquire the site, 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 conveyancing solicitors 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 Highnam or who has acted in the same development.
Over the last few months I have been searching for a flat up to £195,000 and found one close by in Highnam I like with amenity areas and station in the vicinity, the downside is that it's only got 49 years unexpired on the lease. I can't really find anything else in Highnam for this price, so just wondered if I would be making a grave error purchasing a short lease?
If you require a home loan the remaining unexpired lease term will likely be an issue. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of twenty four months you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.
Should I be suspicious that brokers that I am dealing with are recommending a web based conveyancing firm rather than a High Street Highnam conveyancing practice?
As is the case with many professional services, often referrals from relatives can be most helpful. But there are lots of players in a conveyancing deal; estate agents, financial adviser and lenders may recommend conveyancers to select. Sometimes these conveyancers might be known to one of the organisations as experts in their field, but occasionally there may be a commercial relationship behind the endorsement. You have the right to select your preferred lawyer. You need to be aware that the majority of mortgage providers specify a panel list of conveyancers you are obliged to use for the lender aspect of your conveyancing.