Why do I have to pay up front when it comes to conveyancing in West Cross?
Where you are retaining lawyers for conveyancing in West Cross your lawyer will ask you put them with monies to cover the search fees. This will be the total of the cost of the conveyancing searches. When the deposit is payable against the sale price then this will be needed shortly before exchange of contracts. The final balance that is due should be transferred a couple of days ahead of the day of completion.
We are buying a apartment in West Cross. It might be a silly question but how we can trust a conveyancer? On completion day we will need to deposit our life savings into their account. What protection do we have from them run away with our deposit?
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.
My stepmother advised me that in buying a property in West Cross there may be a number of restrictions preventing external alterations to the property. Is this right?
We are aware of anumerous of properties in West Cross which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in West Cross should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is it correct that all West Cross CQS (Conveyancing Quality Scheme) solicitors are on the Co-operative conveyancing panel?
It is true that some banks and building societies now make use of CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
My wife and I are close to exchanging contracts on the sale of our property in West Cross and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A high street West Cross lawyer would know that there is no such problem. It does beg the question why the buyers are using a nationwide conveyancing outfit as opposed to a conveyancing solicitor in West Cross. We have lived in West Cross for 4 years we know that this is a non issue. Do we contact our local Authority to seek clarification that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
My wife and I purchased a renovated Edwardian house in West Cross. Conveyancing lawyer acted for me and Aldermore. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in West Cross and other locations in 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 mortgage companies. You can also question the position with your conveyancing solicitor who conducted the work.
I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. West Cross is where the house is located. What do you suggest?
Flying freeholds in West Cross are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in West Cross you must be sure that your lawyer goes 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 West Cross may decide 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 residence.
Why do I have to supply my solicitor with numerous items of ID ahead of starting my conveyancing in West Cross?
West Cross lawyers are duty bound by the Law Society, SRA, HMLR and current AML legislation to record that the have verified the identity of their clients. It will also be a requirement of your bank if you are taking a mortgage. In addition they have to complete various forms, particularly those relating to Land Tax and need to have details such as your full names, NI number and DOB.