We chose a high street solicitor for our conveyancing in Westbourne yesterday. Reviewing the Terms I seeI am responsible for costs even if our purchase doesn't happen. Should I ditch them and instruct a web based lawyer offering no-sale-no-fee conveyancing in Westbourne?
It is usually ‘give and take’ in that if "No Completion No Fee" is offered then the fee levels will generally be uplifted to offset the transactions that fail to complete. Also remember that such arrangements tend not to protect you from expenditure such as Westbourne conveyancing search costs.
The owners of the property we are looking to purchase hired a conveyancing practitioner in Westbourne who has suggested a lock out agreement with a down payment of 5k. Are such agreements sensible?
Exclusivity agreements are contracts binding a property owner and purchaser giving the buyer the sole right to purchase the premises within a prescribed time frame. Essentially, an exclusivity is a document specifying that you should receive a contract at a later time which is the contract for the actual sale. It is generally utilised for buyer confidence though in many situations, the owner may stand to benefit from such agreements as well. There are numerous pros and cons to having them but you need to check with your lawyer but note that it may result in incurring extra in conveyancing charges. In light of these reasons these agreements are unusual when it comes to conveyancing in Westbourne.
I am purchasing a semi-detached house in Westbourne. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Westbourne you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Westbourne.
I am helping my sister sell her flat in Westbourne. Will the solicitor commission an EPC or do I organise this?
Following the demise of Home Packs, EPC’s was maintained a mandatory part of selling a property. An energy performance certificate must be to hand in advance of the property being placed on the market. It is not something that solicitors normally arrange. Where you are using a Westbourne conveyancing lawyer they may be able to arrange energy assessments due to their relationships with long established Westbourne providers
I am the single beneficiary of my late grandmother’s will with all property in now in my sole name, including the my former home in Westbourne. The Westbourne property was put into my name in January. I plan to dispose of the property. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership could be treated the same way as though I had purchased the property in January. Do I have to wait 6 months to sell?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. Some banks would take a sensible view as this provision principally exists to pick up on the purchase and immediately sell or the flipping of properties.
I am expecting a AIP from TSB this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do TSB recommend any Westbourne solicitors on the TSB conveyancing panel, or is it better to go independently?
You will need to appoint Westbourne solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.
Am I better off to instruct a Westbourne conveyancing lawyer based in the vicinity that I am buying? I have an old university friend who can conduct the legal formalities but her office is approximately 350miles drive away.
The benefit of a high street Westbourne conveyancing practice is that you can attend the office to sign documents, hand in your ID and apply pressure on them where appropriate. 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 instructed your friend and the majority were impressed that must outweigh using an unknown Westbourne conveyancing solicitor just because they are Westbourne based.
My brother mentioned that when selecting a conveyancing lawyer they must be approved by your lender. It happens to be my first home move but I have an offer in principle with Nat West Bank and I already have a bricks and morter conveyancing solicitor in Westbourne at the ready. Does Santander insist on an approved conveyancer to be instructed? If so, where can I find that list for my conveyancing in Westbourne?
You should choose a solicitor that is on the Santander panel. The simplest thing to do is telephone your preferred Westbourne conveyancing lawyer and ask if they are on the Santander panel. If they are not approved you have numerous choices open to you here:
- Proceed with your existing Westbourne property lawyer but Santander will no doubt appoint a conveyancer from their conveyancing panel. This will result in additional fees and potential frustration.
- Choose a new property lawyer to act in the purchase, not forgetting to check that they are on the Santander conveyancing panel.
- Appeal to your conveyancer to apply to join the bank panel.