I selected a high street firm for our conveyancing in Seven Kings recently. After carefully reading the terms of engagement I noteI am on the hook for charges even where the conveyance does not complete. Would I be best advised to appoint a web based solicitor practice who offer no-sale-no-fee conveyancing in Seven Kings?
It is usually ‘give and take’ in that if "No Sale No Fee" is advertised then the fee levels will tend to be be higher to neutralise those conveyances that do not go ahead. Please beware that these offerings rarely protect you from disbursements for instance Seven Kings conveyancing search fees.
We are buying a property in Seven Kings. It might be a silly question but how we can trust a conveyancer? On the day of competition we will need to put money into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
After much negotiation I have agreed a price on an apartment in Seven Kings. My financial adviser pressured me to appoint their conveyancing practitioner. I paid an on account payment of £175. A few days later, the conveyancer called me embarrassingly acknowledging that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Nottingham have agreed my mortgage in principle, my bid on a house in Seven Kings has been agreed to, now what?
Your property agent will want to know who your solicitors are (be sure the conveyancing practitioners are on the lender’s panel). Contact Nottingham or your broker and finalise any relevant documentation. Nottingham will sellect a valuer who will get in touch with the selling agent or seller to schedule a time for the valuation to occur. Once conducted (assuming no problems) it takes on average a fortnight to get a mortgage offer. Nottingham will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Seven Kings.
Various web forums that I have visited warn that are the main cause of stalling in Seven Kings conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of delays during the legal transfer of property. Local searches are not likely to feature in any slowing down conveyancing in Seven Kings.
I have been on the look out for a flat up to £245,000 and found one close by in Seven Kings I like with amenity areas and station in the vicinity, the downside is that it's only got 49 years unexpired on the lease. I can't really find anything else in Seven Kings in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?
Should you need a mortgage the remaining unexpired lease term will likely be problematic. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you can request that they start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
My partner has encouraged me to use his conveyancers in Seven Kings. Do I take his guidance?
No doubt the best way to find a conveyancing lawyer is to have referrals from friends or family who have actually used the solicitor that you are considering.
At what point do I cover the costs of stamp duty chargeable for my Seven Kings property purchase?
The conveyancing practitioner should fill out a stamp duty return for you as part of your Seven Kings conveyancing transaction for signature. After completion your conveyancing practitioner will submit your Land Transaction Return Form to the Tax Authorities and - as long as they have the money - settle any land tax payable for you.