At long last a mortgage offer from Santander for the refinancing of my single bedroom garden flat is coming imminently. Can you put forward a low cost conveyancing law firm in Shinfield and Arborfield?
This site is not designed to help those in their quest for a cheap conveyancing in Shinfield and Arborfield. Our aim is to provide affordable conveyancing but our intention is not to work with the cheapest lawyers. Resist the temptation to appoint organisations enticing you with £99 conveyancing in Shinfield and Arborfield. At best, in being led by low cost conveyancing, you will get your money’s worth and at worst it will result in you with a hefty uplift in additional fees and still not receive the service required.
My fiancee and I are in the throws of viewing apartments in Shinfield and Arborfield and I am now considering a potential offer. Is it best to have my conveyancer on ‘stand by’? I intend to finance via a mortgage with Nationwide.
It would be advisable to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. As you are taking out a mortgage with Nationwide, ask your prospective lawyers if they are on the Nationwide conveyancing panel otherwise they can't do the mortgage legal work.
I recently had an offer agreed on a house in Shinfield and Arborfield. My mortgage broker recommended their conveyancers. I paid an advanced payment of £150. Shortly after, the lawyer contacted me embarrassingly acknowledging that they were not on the Clydesdale 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 Clydesdale 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.
I was told three weeks ago that my mortgage has been agreed to by Bank of Ireland. Is it usual for Bank of Ireland to only issue the offer once my solicitor in Shinfield and Arborfield is approved on their conveyancing panel? Bank of Ireland have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.
Various online forums that I have visited warn that are the primary reason for obstruction in Shinfield and Arborfield conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of delays in the conveyancing process. Searches are unlikely to feature in any holding up conveyancing in Shinfield and Arborfield.
How does conveyancing in Shinfield and Arborfield differ for newly converted properties?
Most buyers of new build property in Shinfield and Arborfield contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is built. This is because new home sellers in Shinfield and Arborfield typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Shinfield and Arborfield or who has acted in the same development.
I decided to have a survey carried out on a house in Shinfield and Arborfield ahead of appointing solicitors. I have been advised that there is a flying freehold overhang to the property. Our surveyor advised that some banks may refuse to give a mortgage on this type of home.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Nationwide. If you e-mail us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Shinfield and Arborfield. Conveyancing may be slightly more expensive based on your lender's requirements.
I was recommended by two or three local estate agents in Shinfield and Arborfield to select a property lawyer using your seach tool. Is there a financial inducement for Estate Agents to market your services ahead of a competitor’s?
We don’t make any commission for pointing buyers and sellers our way. We thought it would be too underhand a fee as members of the public would think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.