We hired a Highnam based solicitor for our conveyancing in Highnam last week. Upon checking the official terms of business I seeI am liable for fees even if the sale aborts. Should I go with them or use an internet firm advertising no-sale-no-fee conveyancing in Highnam?
It is usually a trade off in that if "No Sale No Fee" is available then the conveyancing charges will tend to be be more expensive to neutralise those transactions that do not proceed. Do bear in mind that these offerings generally do not cover expenditure for example Highnam conveyancing search charges.
We hope to to purchase with Melton Mowbray Building Society. I went into a couple of local solicitors yet am unable to find a Highnam conveyancing firm on the Melton Mowbray Building Society panel. Can you assist?
Please do take advantage of the search tool on this site. Please choose the lender and type Highnam or your location and you will be presented with numerous conveyancers based in Highnam or nearest you.
How can we tell if a Highnam conveyancing solicitor on the Nationwide panel is any good?
When it comes to conveyancing in Highnam getting recommendations is a sensible start. 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 advertising the lowest fees. We would always advocate that you speak with the lawyer carrying out your transaction.
My husband and I are at the point of looking at apartments in Highnam and I am now considering a potential offer. Should I already have a property lawyer in place at this point? I will be getting a mortgage with Yorkshire BS.
You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. Given that you are getting a mortgage with Yorkshire BS, ask your prospective lawyers if they are on the Yorkshire BS conveyancing panel otherwise they can't do the mortgage legal work.
I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Highnam bank branch on numerous occasions and was advised it wasn't an issue and they would lend. My Highnam conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they will not lend based on their specific requirements. I simply don't know who is right.
As long as the lawyer is on the lender approved list, they must comply with the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Various web forums that I have frequented warn that are the primary reason for hinderance in Highnam house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not feature amongst the common causes of hindrances during the legal transfer of property. Searches are unlikely to be the root cause of holding up conveyancing in Highnam.
In my capacity as executor for the estate of my uncle I am selling a property in Neath but I am based in Highnam. My conveyancer (approximately 300 miles awayneeds me to sign a statutory declaration before completion. Can you recommend a conveyancing lawyer in Highnam who can witness and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are Highnam based
Our solicitor in Highnam has uncovered a defect with the lease for the property we are purchasing in Highnam. The other side have suggested defective title insurance as a workaround. We are content with insurance and will cover the costs. Our lawyer has advised that as he is on the mortgage company conveyancing panel he must check that the lender is happy with this solution. Are we the client or is the bank?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. A precondition to being on the bank approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.