Having been referred to your organisation we were going to use a conveyancing solicitor in Ickenham endorsed on your site but stumbled across some other estimates on the internet appear less expensive – why is this?
You can find many firms of conveyancing companies offering at first sight what seems to be very low prices. We suggest that you give due consideration about how important this transaction is to you that want to take 'cheap' risks with regard to the standard of the conveyancing. Some hide extras well inside the terms of engagement. The law firms that we put forward for conveyancing in Ickenham will notdo this.
My Ickenham solicitor has uncovered a discrepancy between the information in the home valuation report and what is in the conveyancing documents. My lawyer informs me that he is duty bound to ensure that the lender is OK with this discrepancy and is still content to lend. Is my lawyer’s stance appropriate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
We wanted to use a conveyancing solicitor in Ickenham for our home move. Our broker informed us that our bank Halifax won't deal with them. Why is this not regarded as unfair competition?
A decade ago most mortgage companies had a different appetite for risk. Almost all Ickenham conveyancing firms would have been on many mortgage company panels. The financial services regulator in 2010 completed a thematic investigation into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more information from law firms concerning their operations and the individuals who work for them as well as set certain criteria such a completing on a minimum amount of transactions. Many Ickenham conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Ickenham is one of the hundreds of locations where the conveyancers we list are members of the panel for Halifax.
How does conveyancing in Ickenham differ for newly converted properties?
Most buyers of new build property in Ickenham approach us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is completed. This is because builders in Ickenham typically 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 Ickenham or who has acted in the same development.
I have been on the look out for a ground for flat up to £195,000 and found one round the corner in Ickenham I like with amenity areas and railway links in the vicinity, the downside is that it's only got 61 years unexpired on the lease. I can't really find anything else in Ickenham in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
If you need a mortgage the shortness of the lease will be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.
What is different about your site and other web based conveyancing solicitors for conveyancing in Ickenham?
At this site get an accurate costs illustration via a Solicitor or Licensed Conveyancer that appreciates the issues of your conveyancing in Ickenham. Unlike many estate agents and brokerage sites we do not operate commission arrangements with solicitors. A large number of agents and online brokers 'recommend' the firm paying the highest per referral, not the best value conveyancing in Ickenham