Unfortunately I am unable to travel far from Surrey Quays. Please clarify why all Surrey Quays solicitors are not on all lender panels?
Pre- 2008 most lenders demonstrated an approach to risk which differs from the current day. The financial regulator in 2010 conducted a thematic review into mortgage fraud which in summary warned lenders: know the conveyancing practitioners on your panel. Accordingly, mortgage companies have since looked to extract more information from law firms about their operations and the individuals employed by them and set certain criteria such as completing a minimum number of transactions. Many law practices have been removed from lender panels even though they had 100% healthy disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms found it impossible satisfy the minimum amount of transactions the mortgage companies insisted on.
We are planning to acquire a flat and require a conveyancing solicitor in Surrey Quays who is on the Lloyds approved panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in Surrey Quays.
I am purchasing a new build flat in Surrey Quays. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Surrey Quays you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Surrey Quays.
If you had a top tip for selecting a conveyancing solicitor in Surrey Quays what would it be?
We would encourage you not to go for the cheapest Surrey Quays conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
How can we tell if a Surrey Quays conveyancing solicitor on the Clydesdale panel is any good?
When it comes to conveyancing in Surrey Quays obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor handling your transaction.
I have finally had an offer on an apartment in Surrey Quays agreed to, the vendors do nevertheless have a dependent purchase. The owners have offered on a property, however it’s not yet tied up, and have viewings of other apartments in the pipeline. I have chosen a nearby conveyancing solicitor in Surrey Quays. What should be my next step? At what point should I apply for the mortgage with UBS?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is approx £1k, then survey, Surrey Quays conveyancing search fees, etc). First, you must ensure that your lawyer is on the UBS conveyancing panel. Concerning the subsequent stages this very much dictated by the uniqueness of your case, motivation for the property and on the state of the market. During a buoyant market some buyers would apply for a home loan with UBS and pay for the valuation and only if it was satisfactory would they ask their property lawyer to proceed with the conveyancing in Surrey Quays.
A friend recommended that if I am buying in Surrey Quays I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally quoted for as part of the standard Surrey Quays conveyancing searches. It is not a small document of more than thirty pages, listing and setting out significant information about Surrey Quays around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful data concerning Surrey Quays.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a simple, chain free conveyancing. Surrey Quays is where the house is located. Can you shed any light on this issue?
Flying freeholds in Surrey Quays are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Surrey Quays you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Surrey Quays 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.