Am I correct in assuming that the fact that my solicitor in Trentham is not on my mortgage company's solicitor panel that there is a problem with the standard of her conveyancing?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Trentham conveyancing firm and ask them why they are no longer on the approved list for your lender.
My mortgage company has recommended a law firm on their panel based in Trentham but I would rather instruct a conveyancing lawyer in Trentham or nearer to where I live. Are you able to assist?
Not all Trentham conveyancing practices are listed all banks conveyancing panel. Use our search tool to identify a Trentham conveyancing firm on the on the mortgage company panel.
What is your number one tip for choosing a conveyancing solicitor in Trentham
Do not opt for the lowest Trentham conveyancing fees. You really do get what you’re paying 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 go into the conveyancing with your eyes wide open.
What is the difference between a licensed conveyancer and conveyancing solicitor in Trentham
Two types of professional can perform conveyancing in Trentham namely licenced conveyancers or solicitors. Both professionals administer the legal services that you need to complete the disposal or acquisition of property. Both are required to execute Trentham conveyancing to the same quality and guidelines so you can be sure that your conveyancing will be professionally conducted and that the requisite procedures should be correctly attended to.
We previously instructed conveyancing lawyers with offices in Trentham on the Virgin Money solicitor approved list. They are now charging me a further sum for the legal aspects of the Virgin Money mortgage. Is this a supplemental conveyancing fee set by Virgin Money?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancer is entitled to charge a fee for this. This fee is not dictated by Virgin Money but by your Trentham property lawyer. Plenty of firms on the Virgin Money panel will charge an ‘acting for lender’ fee and others do not.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Trentham is the location of the property. What do you suggest?
Flying freeholds in Trentham are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Trentham you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Trentham 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.
We're FTB’s - had an offer accepted, but the estate agent told us that the seller will only issue a contract if we instruct their preferred lawyers as they are insisting on a ‘quick sale’. We would rather use a local solicitor used to conveyancing in Trentham
We suspect that the seller is unaware of this ultimatum. If they desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is likely to cause more damage than good. Avoid the agents and go straight to the sellers and explain that (a)you are motivated purchasers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you will continue to use your preferred Trentham conveyancing solicitors - not the ones that will give their estate agent a kickback or achieve conveyancing figures pre-set by corporate headquarters.
When it comes to my conveyancing in Trentham should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Trentham conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancer's time in submitting the funds this way.