My previous solicitor has sent a quote for £1200 for no sale no fee conveyancing in Swanage. I am selling a Edwardian house for £175,000. This sounds too much. Is it above the average fee for conveyancing in Swanage?
The costs illustration is slightly on the expensive side. Where you are happy to expend time comparing costs you might get the conveyancing a bit cheaper by perhaps £125. On the other hand, you couldlive to regret choosing an a cheaper solicitor. Don't forget to check that the solicitor can also act for your mortgage company. You can make use of our search tool to find a Swanage conveyancing firm on the banks conveyancing panel which can often include conveyancing solicitors in Swanage.
What does my ID and proof of funds have anything to do with my conveyancing in Swanage? Is this really necessary?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to check the identity of the potential client they are dealing with prior to agreeing to accepting their conveyancing instruction. The Terms and Conditions that you need to sign will no doubt reaffirm this. Your lawyer also has obligations to obtain certain documents in accordance with the UK Finance Lenders Handbook requirements last updated on 1st December 2014. Where you refuse to hand over identification documents, your conveyancer will not be able to take you on as a client.
Is it the case that all Swanage solicitor firms on the Nottingham conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Nottingham conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Many banks do permit licenced conveyancers on their panel in which case such practice would be regulated by the CLC.
I am currently in the process of buying my council flat in Swanage. I have a mortgage offer with Co-operative. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.
I am due to exchange contracts on my apartment. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Kent Reliance are being pedantic. The Swanage solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are requiring a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Swanage is the location of the property. Is there any guidance you can give?
Flying freeholds in Swanage are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Swanage you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Swanage 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 property.
I am looking for a conveyancing practitioner in Swanage for my home move. Is it possible to check a firm’s record with the legal regulator?
Anyone may find published Solicitor Regulator Association (SRA) determinations resulting from investigations started on or after Jan 2008. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The regulator could monitor call for training purposes.
Should I stop the direct debit for my mortgage with Bank of Ireland once a completion date for my sale in Swanage has been set?
No, you must keep paying any mortgage payments to Bank of Ireland pending the mortgage being repaid from the proceeds of sale as part of your Swanage conveyancing.