Having been suggested to visit your company we were going to go ahead with a conveyancing solicitor in Rainham Kent found on your site but have come across some other costs illustrations on the internet appear less pricey – how come?
There are plenty of solicitors advertising what appear to be very low prices. Our advice is to think long and hard as to how much you respect your own move to you are willing to be penny wise pound foolish concerning the quality of the conveyancing. Some embed additional charges well inside the terms of engagement. The solicitors that we list for conveyancing in Rainham Kent will notdo this.
Are the Rainham Kent conveyancing solicitors identified as being on the Yorkshire BS conveyancing panel, together with their details provided by Yorkshire BS?
Rainham Kent conveyancing firms themselves provide us confirmation that they are on the Yorkshire BS conveyancing panel as opposed to being supplied with a list from Yorkshire BS directly.
We previously instructed conveyancing lawyers based in Rainham Kent on the Bank of Ireland solicitor approved list. They are now charging me an additional fee for handling the Bank of Ireland mortgage. Is this an additional conveyancing fee set by Bank of Ireland?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your property lawyer may charge a fee for this. This charge is not set by Bank of Ireland but by your Rainham Kent conveyancing practitioner. Numerous firms on the Bank of Ireland panel will quote an ‘acting for lender’ fee but some practices incorporate it on their overall fee.
My partner and I are in the throws of viewing apartments in Rainham Kent and I am about to put in an offer. Is it best to have a solicitor on ‘stand by’? I will be getting a mortgage with Co-operative.
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. Given that you are seeking a mortgage with Co-operative, make sure you remember to check that your lawyer is on the Co-operative conveyancing panel.
I am due to exchange contracts on my apartment. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Santander are being difficult. The Rainham Kent solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.
We are selling our property in Rainham Kent and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Rainham Kent conveyancer would know that there is no such problem. It does beg the question why the buyers instructed an internet conveyancing outfit as opposed to a conveyancing solicitor in Rainham Kent. We have lived in Rainham Kent for 4 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek confirmation need.
It would appear that you have a conveyancing firm currently acting for you. What do they say? 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 health insurance to cover that same illness)
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Rainham Kent is the location of the property. Is there any advice you can impart?
Flying freeholds in Rainham Kent are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Rainham Kent you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rainham Kent may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Should I be wary about third parties that I am dealing with are suggesting an online conveyancing firm rather than a High Street Rainham Kent conveyancing company?
As with many service providers, often suggestions from connections can be very helpful. Yet there are many people with a vested interest in a conveyancing deal; estate agents, mortgage brokers and banks may recommend conveyancers to appoint. Sometimes these solicitors might be known to one of the organisations as experts in their field, but occasionally there behind the scenes financial incentive behind the endorsement. You are at liberty to choose your preferred lawyer. Don't forget that many lenders specify a panel list of lawyers you have to use for the lender related work in your conveyancing.