We selected a local solicitor for my conveyancing in South Tottenham recently. Looking through the Terms it is apparent thatwe are liable for charges even where the transaction does not complete. Would I be best advised to use a web based solicitor practice promising no-sale-no-fee conveyancing in South Tottenham?
Generally there is a concession along the lines that if "No Completion No Fee" is offered then the conveyancing charges will tend to be be higher to offset those cases that do not go ahead. You should be mindful that these schemes rarely cover disbursements such as South Tottenham conveyancing search expenses.
We note that you have a post code search directory identifying firms on the Co-operative conveyancing panel. Do companies pay you a commission if I instruct them for our own conveyancing in South Tottenham?
We are a listing service only for law firms wishing to communicate if they are on the Co-operative conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in South Tottenham.
I am helping my sister sell her house in South Tottenham. Will the solicitor commission the EPC or should I organise this?
After the demise of Home Information Packs, energy assessments was retained a mandatory component of selling a house. An EPC needs to be to hand before the property is advertised. It is not as aspect of the sale process that lawyers normally arrange. Where you are using a South Tottenham conveyancing solicitor they may be willing to arrange EPC’s given their relationships with reputable local providers
Forgive me if this question is silly but I am new to the house moving as a 1st time purchaser of a ground floor flat in South Tottenham. Do I collect the keys to the house on completion from my lawyer? If so, I will appoint a High Street conveyancing solicitor in South Tottenham?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the seller's lawyers, and shortly after the monies have arrived, you will be able to collect the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
I am selling my house. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Yorkshire BS are being a right pain. The South Tottenham solicitor who is on the Yorkshire BS conveyancing panel is recommending indemnity insurance as a solution but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS 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.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. South Tottenham is the location of the property. Can you shed any light on this issue?
Flying freeholds in South Tottenham are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in South Tottenham you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in South Tottenham may ascertain 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.
Do I need to be suspicious that 3rd parties that I am dealing with are suggesting a factory type conveyancing firm rather than a local South Tottenham conveyancing practice?
As with lots of service providers, often referrals from relatives can be very helpful. Yet there are lots of players in a conveyancing deal; estate agents, mortgage brokers and lenders might all recommend conveyancers to retain. On occasion these solicitors might be known to one of the organisations as experts in their field, but sometimes there exists a commercial relationship behind the endorsement. You are free to choose your preferred conveyancer. However, bear in mind that the majority of lenders have an approved list of law firms you are obliged to use for the mortgage aspect of your transaction.
My solicitors in South Tottenham have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with the bank. Is it case that being on the lender conveyancing panel they need to have retained the file for a number of years?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the mortgage company directly.