I decided to go with a local solicitor for my conveyancing in Turvey recently. Upon checking the terms of engagement I seeI am on the hook for charges even if the movedoes not happen. Should I go with them or select an internet conveyancing brokerage promoting no-sale-no-fee conveyancing in Turvey?
It is usually ‘give and take’ in that if "No Sale No Fee" is available then the fee levels will tend to be be more expensive to neutralise the cases that fail to complete. Do bear in mind that such deals rarely protect you from expenses such your Turvey conveyancing search fees.
Do banks and building societies provide you with an approved list of Turvey conveyancing solicitors? How do you know who is on the Yorkshire BS conveyancing panel?
Turvey conveyancing firms themselves provide us confirmation that they are on the Yorkshire BS conveyancing panel as opposed to being supplied with a list from Yorkshire BS directly.
I am thinking of mortgaging my home in Turvey, does my lawyer need to be on the Nationwide Solicitor panel?
There is nothing to stop you using your solicitor, but Nationwide will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
How can we know in advance if a Turvey conveyancing solicitor on the Yorkshire BS panel is any good?
When it comes to conveyancing in Turvey getting recommendations is a sensible start. 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 lawyer handling your conveyancing.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Turvey bank branch on numerous occasions and was informed it wasn't an issue and they would lend. My Turvey conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend based on their specific requirements. Who do I believe?
As long as the conveyancing practitioner is on the lender approved list, she or he must follow the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Planning on purchasing a flat in Turvey. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the UBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Turvey property lawyer is on the UBS conveyancing panel.
Me and my brother purchased a 4 bedroom Georgian property in Turvey. Conveyancing solicitor acted for me and Birmingham Midshires. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold under the matching address. I thought I was buying a freehold how can I check?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Turvey and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with your conveyancing practitioner who conducted the conveyancing.
Is it best to choose a Turvey conveyancing solicitor who is local to the property I am buying? We have a good friend who can deal with the conveyancing but they are based 300kilometers away.
The benefit of a high street Turvey conveyancing practice is that you can pop in to execute documents, hand in your identification documents and apply pressure on them if necessary. They will also have local insight which is a plus. However nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and they were impressed that should outweigh using an unknown Turvey conveyancing lawyer just because they are local.