I'm in the process of swapping over from my domestic home loan to a Buy to Let Santander mortgage. I was told by my mortgage that I require a solicitor for this. I got in contact with my former Staines conveyancing solicitor who acted on my behalf when I previously purchased the premises. The fee calculation sent of £575 plus disbursements has taken me by surprise as I am not require purchase conveyancing - it’s simply a bog-standard refinance.
The costs illustration is slightly on the high side. If you shop around you may be able to shave off some of the expense by perhaps £100 plus VAT. That being said, assuming were pleased with the conveyancing the firm provided you mightlive to rue choosing an an unknown solicitor. Don't forget to check the conveyancer can act for Santander. You can make use of our search tool to get a quote a Staines conveyancing firm on the Santander member panel, which can often include conveyancing solicitors in Staines.
Various online forums that I have come across warn that are a common cause of delay in Staines conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not feature within the common causes of delays in the conveyancing process. Searches are unlikely to be the root cause of holding up conveyancing in Staines.
How does conveyancing in Staines differ for newly converted properties?
Most buyers of new build property in Staines contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is constructed. This is because house builders in Staines typically acquire the real estate, 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 conveyancing solicitors 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 used to new build conveyancing in Staines or who has acted in the same development.
I have been advised by a few property agents in Staines to choose a property lawyer using your seach tool. What’s the financial inducement for Estate Agents to offer your lawyers over and above alternative conveyancing organisations?
We refuse to make any commission for directing people to this site. We thought it would be too underhand to pay a commission as a client could think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
Should I instruct a Staines conveyancing solicitor who is local to the property I am purchasing? An old friend can deal with the legal formalities but her office is 300kilometers away.
The primary upside of using a high street Staines conveyancing firm is that you can visit the firm to sign documents, deliver your ID and apply pressure on them where appropriate. They will also have local knowledge which is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have used your friend and on the whole were content that must outweigh using an unfamiliar Staines conveyancing lawyer just because they are based in the area.
We are hoping to buy a four bedroom housein Staines with a loan from a bank. We wish to instruct our solicitor in Staines but our bank says he's not listed on their "panel". Apparently we need to choose from the our lender panel firms or stay with our Staines solicitor and incur the extra costs for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that our bank use our Staines lawyer?
Unfortunately,no. The bank home loan issued is subject to conditions, one of which will be that solicitors will on the lender's conveyancing panel. Until recently, most lenders had open panels, including most conveyancing solicitors in Staines : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for your lender.