My previous lawyer has given a fee estimate £1400 for no completion no fee conveyancing in Wem. I’m selling a purpose built house for £300,000. This seems overpriced. Is it above what I should be paying for conveyancing in Wem?
The quote is fractionally on the expensive side. Where you are happy to spend time contrasting charges you may be able to reduce the fees marginally by perhaps a hundred pounds. That being said, you maylive to regret choosing an an untested lawyer. Don't forget to be sure the solicitor can act for your lender. Do make use of our comparison tool to find a Wem conveyancing company on the lender’s approved list of lawyers which can often include conveyancing solicitors in Wem.
My husband and I are purchasing a brand new duplex in Wem and my lawyer is advising me that she has to the mortgage company to reveal incentives from the developer. The Estate Agents are hassling me to exchange and my preference is not to delay the conveyancing. Is my lawyer right?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
In what way does my ID and proof of funds have anything to do with my conveyancing in Wem? Is this really necessary?
Wem conveyancing solicitors as well as nationwide property practitioners throughout the UK have a duty under money laundering regulations to check the ID of any client in order to satisfy themselves that clients are who they say they are.
Conveyancing clients will need to provide two forms of certified identification; proof of identity (typically a Passport or Driving Licence) and evidence of address (usually a Bank Statement less than 3 months old).
Confirmation of the origin of monies is also necessary in accordance with the money laundering statutes as solicitors are obliged to investigate that the monies you are using to buy a property (be it the exchange deposit or the total purchase price where you are buying mortgage free) has originated from an acceptable source (such as an inheritance) and is not the product of illegitimate activity.
Forgive me if this question is silly but I am unseasoned as FTB of a ground floor flat in Wem. Do I pick up the keys to the property on the completion date from my conveyancer? If so, I will appoint a High Street conveyancing solicitor in Wem?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the purchase money to the seller's conveyancers, and shortly after the monies have arrived, you should be called to pick up the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.
Can you point me to a directory of Leeds Building Society panel solicitors in Wem on the Council of Mortgage Lender’s Website?
No. There is no such tool on the CML or Building Society Association sites. Very few lenders make their panel listings open the public over the internet. Where you are seeking to appoint a Wem solicitor on the Leeds Building Society please use our facility.
I had a mortgage agreed in principle with Barclays. Wem conveyancing solicitors are instructed. How long does it take for Barclays to forward the offer to the lawyer?
There is no definitive answer here. Have Barclays completed the valuation? Have you advised Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Just acquired a detached house in Wem , how long will it take for the Land Registry to record my proprietorship? My Wem conveyancing solicitor has been very slow, so I want to check the registration formalities are addressed.
There is nothing unique when it comes to conveyancing in Wem registration formalities. As opposed to being determined by geographic area, timescales can vary according to the party submitting the application, whether there are errors and whether the Land registry must send notices to any third parties. Currently roughly 80% of such applications are fully addressed within two weeks but some can be subject to protracted hold-ups. Registration occurs after the new owner is living at the premises so 'speed' is not always primary concern but where it is urgent that the the registration takes place urgently then you or your conveyancer must communicate with the Registry to express the reasoning for the application to be prioritised.
My wife and I have agreed a price on a Wem ground floor flat left to us some years ago in 2010. I have over twenty years conveyancing knowledge and, now retired, intend to undertake my own conveyancing. The buyer's conveyancing practitioner has informed me that their Lenders will not allow us to do our own conveyancing requiring the funds to be sent to a solicitor's bank account.
Lending requirements to property lawyers from all CML members specify that If the vendor does not have legal representation the purchaser’s lawyers should check whether the lender needs to be notified so that a decision can be reached as to whether or not they are willing to proceed.