We were about to choose a conveyancing solicitor in Scarborough recommended on your site but have come across alternative quotes on the internet seem less expensive – why is this?
There are many firms of solicitors advertising what appear to be cut price. We suggest that you think twice about how important this transaction is to you that you are willing to take 'cheap' risks concerning the standard of the conveyancing. Many of them highlight a cheap quote to catch your eye but plant extra charges in the small print..
Completed the sale of my flat in Scarborough last September but my buyer keeps whats apping me to moan that his conveyancer is waiting to hear from mine. What are the post completion sale legalities following completion?
After completion of your disposal your lawyer should forward the transfer documentation and all of the paperwork to the buyer’s solicitors. If applicable, your lawyer should also send confirmation that the home loan has been discharged to the buyers lawyers. There is unlikely to be post completion requirements just for conveyancing in Scarborough.
Can you clarify what the consequences are if my solicitor is expelled from the Coventry BS Conveyancing panel ahead of completing my conveyancing in Scarborough?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Does a directory service exist listing Lloyds panel solicitors in Scarborough on the Council of Mortgage Lender’s Website?
No. There is no such facility on the CML or Building Society Association websites. Very few lending institutions make their panel listings viewable on the web. Where you are seeking to appoint a Scarborough conveyancing practitioner on the Lloyds please make the most of our facility.
We have agreed to purchase a house in Scarborough. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Bank of Ireland be concerned?
As your lender is Bank of Ireland your lawyer must comply with the conveyancing requirements outlined in Section 2 of UK Finance Lenders’ Handbook for Bank of Ireland. The CML Handbook contains minimum requirements for solar panel roof-space leases, and property lawyers are required to report to Bank of Ireland where a lease fails to comply with these requirements. The requirements relate to the installation of panels on properties in England and Wales and is not isolated to Scarborough.
I can not work out if my bank requires a lease extension. I have telephoned my Scarborough building society branch on a couple of occasions and was advised it wasn't a problem and they would lend. My Scarborough conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
Provided that the conveyancing practitioner is on the bank approved list, they must adhere to the CML Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
3 months have elapsed since my purchase conveyancing in Scarborough concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I was advised by two or three local estate agents in Scarborough to get a quote from a property lawyer on your site. Is there a financial incentive for Estate Agents to offer your lawyers over and above alternative conveyancing organisations?
We don’t give any referral fee for directing people in our direction. We thought it would be too underhand to pay a commission because members of the public would think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.