Recently contacted my conveyancing solicitor in Swadlincote who acted for me 18 months ago requesting a conveyancing quote based on an identical type of home move (a leasehold property and a freehold premises) of similar values with a mortgage from Norwich and Peterborough Building Society. It looks as though am now being quoted double. Am I right to be tempted to shop around for a cheaper online property lawyer?
The charges are a little high. Where you are happy to invest time scrutinising costs you could decrease the fees slightly by perhaps £100 plus VAT. That being said, assuming were happy with the conveyancing the firm provided you maylive to regret opting for an an unknown lawyer. If is important to enquire the firm can also act for Norwich and Peterborough Building Society. You can make use of our search tool to get a quote a Swadlincote conveyancing firm on the Norwich and Peterborough Building Society conveyancing panel, which can often include conveyancing solicitors in Swadlincote.
I am considering refinancing my property in Swadlincote, does my lawyer need to be on the Barclays Conveyancing panel?
There is nothing to stop you using your solicitor, but Barclays will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
I currently have a mortgage with Kent Reliance for my property in Swadlincote. Conveyancing was finalised months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Kent Reliance?
Your original mortgage agreement with Kent Reliance will provide that you need their approval before letting out your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. It may be that Kent Reliance will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Kent Reliance directly. You need not do this via a Kent Reliance conveyancing panel lawyer.
After much negotiation I have agreed a price on an apartment in Swadlincote. My financial adviser suggested a property lawyer. I paid an upfront payment of £150. Soon after, the conveyancer contacted me sheepishly admitting that they were not on the Barclays 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 Barclays 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.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Swadlincote solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Swadlincote surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
How does conveyancing in Swadlincote differ for new build properties?
Most buyers of new build residence in Swadlincote contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is completed. This is because developers in Swadlincote tend to 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 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 accustomed to new build conveyancing in Swadlincote or who has acted in the same development.
Due to the encouragement of my in-laws I had a survey completed on a property in Swadlincote ahead of retaining conveyancers. I have been told that there is a flying freehold overhang to the house. The surveyor has said that some banks may refuse to give a loan on such a property.
It varies from the lender to lender. Santander has different instructions for example to Halifax. If you e-mail us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Swadlincote. Conveyancing will be smoother if you use a solicitor in Swadlincote especially if they are accustomed to such properties in Swadlincote.
My father has urged me to appoint his conveyancing solicitors in Swadlincote. Should I find my own property lawyer?
Much as we are happy to recommend a Swadlincote conveyancing lawyer the best way to find a conveyancing lawyer is to seek guidance from friends or family who have actually experience in using the conveyancer you're are thinking of instructing.