Having been told to check out your organisation we were going to go ahead with a conveyancing solicitor in Mayfield endorsed using your search tool but have come across alternative fee calculations via the web appear cheaper – why is this?
There are many firms of solicitors promoting supposedly cheap conveyancing, yet more often than not additionalfees result in the closing fee markedly uplifted. Conveyancers are obliged to make sure that fees set out in terms of business should be honest and reasonable raised The law firms that we list for conveyancing in Mayfield genuinely set out all legal fees for a residential conveyancing case.
It is a dozen years since I purchased my house in Mayfield. Conveyancing lawyers have now been appointed on the sale but I can't track down my title documents. Will this cause complications?
You need not be too concerned. First there is a chance that the deeds will be kept by the lender or they could be archived with the conveyancers who oversaw the purchase. Secondly in most cases the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. Most conveyancing in Mayfield involves registered property but in the unlikely event that your property is unregistered it is more of a problem but is resolvable.
My partner and I have organised the release of further monies on our home loan from Coventry BS as we wish to carry out alterations to our property in Mayfield. Do we need to select a local Mayfield solicitor on the Coventry BS conveyancing panel to handle the paperwork?
Coventry BS would not normally appoint firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS panel.
I am selling my flat. I had a double glazing fitted in April 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, RBS are being problematic. The Mayfield solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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 have instructed a Mayfield conveyancing practitioner having made sure that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Mayfield postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Mayfield.
We're FTB’s - agreed a price, yet the agent told us that the seller will only proceed if we instruct their preferred conveyancers as they need an ‘expedited deal’. My instinct tells me that we should use a high street solicitor used to conveyancing in Mayfield
We suspect that the seller is not behind this ultimatum. Should the seller desire ‘a quick sale', turning down a serious purchaser is is going to put the whole deal at risk. Contact the owners directly and explain that (a)you are genuine buyers (b)you are ready to go, with finances in place © you are unencumbered (d) you intend to proceed fast (e)however you will continue to appoint your own,trusted Mayfield conveyancing firm - rather thanthose that will earn their estate agent a referral fee or achieve conveyancing figures set by senior management.
What advice can you give us when it comes to choosing a Mayfield conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a conveyancer for your lease extension (regardless if they are a Mayfield conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with several firms including non Mayfield conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be useful:
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If the firm is not ALEP accredited then what is the reason?
Mayfield Conveyancing for Leasehold Flats - A selection of Questions you should consider before buying
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It would be prudent to discover as much as possible about the managing agents as they will affect your use and enjoyment of the property. Being a leasehold owner you are often in the clutches of the managing agents from a financial perspective and when it comes to practical issues like the upkeep of the communal areas. Don't be shy to ask prospective neighbours whether they are happy with them. On a final note, find out the dates that you are obliged pay the service charge to the managing agents and specifically what it includes. Does the lease contain onerous restrictions? How is the lease structured?
Do I need to have a meeting at the offices of the bank conveyancing panel solicitor to sign the legal charge? If so, I will instruct a firm who offer conveyancing in Mayfield as it will be easier to attend their offices if necessary.
As opposed to twenty years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Mayfield.