We went with a high street firm for my conveyancing in Wenvoe recently. After carefully reading the terms of engagement I seewe are liable for costs even if the movefalls through. Should I go with them or instruct a web based conveyancing brokerage who offer no completion no cost conveyancing in Wenvoe?
It is usually ‘give and take’ in that if "No Completion No Fee" is offered then the conveyancing charges will generally be uplifted to neutralise the cases that do not proceed. Dont forget that such arrangements rarely cover outlay for example Wenvoe conveyancing search charges.
I am about to complete buying a property in Wenvoe but as a consequence of damage from some water damage at the property I have managed to agree compensation from the seller of £3k in the form of a deduction in the price. This was going to be addressed as part of amending the contract however Yorkshire BS will not agree to this. Why were they approached?
The conveyancing practitioner that is on the Yorkshire BS approved list is obliged to inform Yorkshire BS of any changes to the purchase price. If you were to refuse your solicitor to report the price change to Yorkshire BS then they would have to discontinue acting for you. In addition, Yorkshire BS and you would have to appoint a new conveyancing practitioner for your conveyancing in Wenvoe.
We just had an offer accepted to buy with Darlington Building Society. I visited a couple of high street solicitors but am struggling to find a Wenvoe conveyancing firm on the Darlington Building Society approved list. Please you help?
Feel free to make the most of the find a lender approved solicitor tool on this site. Pick the mortgage company and type Wenvoe or your preferred area and you will see a number of lawyer offices in Wenvoe or near you.
Me and my partner are buying a apartment in Wenvoe. It might be a silly question but how we can trust a conveyancer? At some point we have to deposit money into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
About to purchase maisonette in Wenvoe. 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 Principality 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 Wenvoe lawyer is on the Principality conveyancing panel.
I have instructed a Wenvoe property lawyer having made sure that they are on the Clydesdale conveyancing panel. Does my lawyer arrange the survey of the property?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale 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. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Wenvoe postcode. As you are getting a mortgage with Clydesdale, you could contact them to see if they have a list of approved surveyors in Wenvoe.
I have been advised by a number of property agents in Wenvoe to locate a property lawyer on your site. What’s the financial inducement for Estate Agents to offer your services over and above alternative conveyancing organisations?
We don’t offer any commission for sending work to this site. We thought it would be too underhand to pay a commission as a client could think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
We had our home loan agreed in principle yesterday with our bank. We instructed a reputable conveyancer in Wenvoe two days ago. This morning, our mortgage adviser phoned to advise us that the lender said that we cannot use our solicitor as they aren't on their panel. As novices, we had no idea that the mortgage company had some control over our choice Is this permitted?
You are at liberty to choose any lawyer you wish to instruct including the said conveyancer in Wenvoe but if your lender aren't happy with them you will have to fork out an extra fee so the mortgage company can retain their own conveyancer too. It may be possible your preferred conveyancing firm to get added to the bank list of approved firms. You can use web-based tools such as lenderpanel.com to find a conveyancing solcitor in Wenvoe on the bank panel. You can go into your high street mortgage company branch in Wenvoe. They can recommend conveyancing solicitors in Wenvoe on the approved list.