I instructed a high street firm for my conveyancing in Port Clarence last week. Reviewing the Ts and Cs I notewe are responsible for fees even where the transaction does not complete. Would I be best advised to use an internet solicitor practice who offer no move no charge conveyancing in Port Clarence?
Generally there is a compromise along the lines that if "No Sale No Fee" is available then the conveyancing charges will tend to be be uplifted to neutralise those cases that fail to complete. You should be mindful that such offerings rarely protect you from expenditure e.g. Port Clarence conveyancing search costs.
I am approaching an exchange on a property in Port Clarence and my parents have transferred the ten percent deposit to my conveyancing practitioner. I am now informed that as the deposit has not arrived from me my lawyer needs to disclose this to my lender. I am advised that, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I advised the lender about my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?
The property lawyer is duty bound to clarify with the bank to make sure that they understand that the balance of the purchase price is not from your own resources. Your solicitor can only disclose this to your lender if you agree, failing which, your lawyer must cease to continue acting.
This question may be naive but I am unseasoned as FTB of a two bedroom flat in Port Clarence. Do I collect the keys to the property on completion from my conveyancer? If so, I will find a local conveyancing solicitor in Port Clarence?
On the day of completion you will not be required to attend the conveyancers office in Port Clarence. Conveyancing lawyers for you will arrange to send the completion advance to the seller's lawyers, and once they have received this, you should be able to pick up the keys from the selling Agents and start moving into the property. This tends to happen between 1 and 3pm.
Is it the case that all Port Clarence CQS (Conveyancing Quality Scheme) solicitors are on the Barclays conveyancing list of approved practices?
Some major lenders now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
Our offer on a house in Port Clarence has been accepted, but there is a chain. The vendors have put an offer on a flat, but it’s not yet agreed to, and have viewings of other apartments booked. I have chosen a nearby conveyancing solicitor in Port Clarence. What do I do now? At what stage do I apply for the mortgage with Coventry BS?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is approx £1k, then valuation, Port Clarence conveyancing search fees, etc). The first thing to do is check that your lawyer is on the Coventry BS conveyancing panel. Concerning the next steps this very much depends on the uniqueness of your transaction, desire for the property and on the state of the market. In a hot market many home buyers would apply for the mortgage with Coventry BS and pay for the valuation and only if it comes back ok would they pay their lawyer to press on with searches.
My wife and I are selling our house in Port Clarence and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any high street Port Clarence lawyer would know this is not the case. It does beg the question why the purchasers used a factory type conveyancing outfit as opposed to a conveyancing solicitor in Port Clarence. Having lived in Port Clarence for many years we know that this is a non issue. Should we get in touch with our local Authority to get confirmation that there is no issue.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You must 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)
Given that I will soon part with over three hundred thousand on 3 bedroom house in Port Clarence I wish to talk to a lawyer regarding thetransaction in advance of instructing the firm. Can this be arranged?
This is something that we recommend - we would be happy to talk to you we do not take any clients on without you first talking to the conveyancer due to be carrying out your conveyancing in Port Clarence.There is no ‘factory style conveyancing’ - every client is an important person, not a file reference. The law firms that we put you in touch with believe that the fees you are provided with for your conveyancing in Port Clarence should be the figure that you end up paying.
How much experience do your Port Clarence conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Port Clarence conveyancing lawyers help thousands of buyers move home every year and assisted plenty of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Port Clarence conveyancers have worked on recent similar matters.