We were about to choose a conveyancing solicitor in Hightown endorsed on your site but stumbled across some other fee calculations on the internet seem cheaper – how come?
You can find plenty of conveyancers offering what appear to be very low prices. Our advice is to give due consideration about how much you respect your own move to want to take 'cheap' risks with regard to the standard of the legal work. Some embed extras well inside the terms of engagement. The solicitors that we put forward for conveyancing in Hightown will notbehave this way.
Due to move into my new home in Hightown next Monday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the bank. What does the insurance need to cover?
All property lawyers on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook conditions. These obligations are not limited to conveyancing in Hightown.
We previously appointed solicitors located in Hightown on the TSB solicitor panel. They are now charging me a further fee for dealing with the TSB mortgage. Is this an additional conveyancing fee set by TSB?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your conveyancer can levy a fee for this. The charge is not dictated by TSB but by your Hightown conveyancing practitioner. Numerous firms on the TSB panel will charge an ‘acting for lender’ fee and others do not.
I am currently in the process of buying my council flat in Hightown. I have a mortgage agreed with Leeds Building Society. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Leeds Building Society, you will need to appoint a solicitor on the Leeds Building Society conveyancing panel.
About to purchase apartment in Hightown. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Leeds Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Hightown lawyer is on the Leeds Building Society conveyancing panel.
We are selling our house in Hightown and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any high street Hightown lawyer would know this is not the case. For the life of me I don't know why the purchasers instructed an internet conveyancing outfit as opposed to a conveyancing solicitor in Hightown. Having lived in Hightown for 5 years we know that this is a non issue. Should we contact our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You should enquire of 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 illness)
Are there restrictive covenants that are commonly identified during conveyancing in Hightown?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Hightown. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm buying a new build house in Hightown with a loan from Bank of Ireland. The sellers would not move on the amount so I negotiated £7000 of extras instead. The house builders rep told me not disclose to my solicitor about the extras as it would put at risk my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.