Having been referred to your site we were going to go ahead with a conveyancing solicitor in St Agnes listed using your search tool but stumbled across some other costs illustrations via the web seem less expensive – how come?
There are numerous solicitors advertising supposedly cheap conveyancing, but additionalcharges result in the completion invoice mounting up beyond all recognition. Conveyancers are obliged to make sure that charges contained in terms and conditions should be honest and reasonable and be applied The solicitors that we list for conveyancing in St Agnes genuinely set out all costs for a standard conveyancing transaction.
We are approaching an exchange on a house in St Agnes and my parents have sent the 10% deposit to my solicitor. I am now told that as the deposit has been received from someone other than me my conveyancer needs to disclose this to my mortgage company. I am advised that, in also acting for the mortgage company he must advise them that the balance of the purchase price is not just from me. I informed the lender concerning my parents' contribution when I applied for the home loan, so is it really appropriate for this now to delay the deal?
Your property lawyer is duty bound to check with mortgage company to make sure that they are aware that the balance of the purchase price is not from your own funds. The solicitor can only reveal this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.
We wanted to use a conveyancing solicitor in St Agnes for our house move. Our broker has since advised us that our mortgage lenders Nationwide Building Society won't deal with them. Surely this is unduly restrictive?
Pre- 2008 most lenders had an appetite for risk which was higher than today. Almost all St Agnes conveyancing firms would have been on most mortgage company panels. The Financial Services Authority in 2010 carried out a thematic review into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more data from law firms relating to their operations and their employees and set certain criteria such a completing on a minimum volume of transactions. Many St Agnes conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. St Agnes is amongst the hundreds of areas where the solicitors we list are on the panel for Nationwide Building Society.
This question may be naive but I am wet behind the ears as FTB of a two bedroom flat in St Agnes. Do I pick up the keys to the house on the completion date from my lawyer? If this is the case, I will instruct a local conveyancing solicitor in St Agnes?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the purchase money to the seller's conveyancers, and once they have received this, you will be invited to collect the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
We had chosen conveyancers located in St Agnes on the Coventry BS solicitor panel. They have just billed me a separate sum for the legal aspects of the Coventry BS mortgage. Is this a supplemental conveyancing fee specified by Coventry BS?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your property lawyer is entitled to levy a fee for this. This fee is not dictated by Coventry BS but by your St Agnes lawyer. Some firms on the Coventry BS panel will charge ’dealing with mortgage’ fee but some firms incorporate it on their overall fee.
I am selling my house. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nationwide are being pedantic. The St Agnes solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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.
My cousin has suggested that I appoint his conveyancing solicitors in St Agnes. Should I find my own conveyancer?
Much as we are happy to recommend a St Agnes conveyancing lawyer the best way to choose a conveyancing solicitor is to get referrals from friends or family who have actually experience in using the solicitor you're contemplating using.
A conveyancing company handled my conveyancing in St Agnes 5 years past having stored my registration documents but has now closed – What can I do to retreive them?
Title deeds, as such, no longer exist as most properties in St Agnes are registered electronically at Land Registry. Where you need to establish evidence of proprietorship or are disposing of or re-mortgaging your solicitor should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.