Having been recommended your web site we were about to use a conveyancing solicitor in Whittlesey recommended on your site but have come across alternative fee calculations on the internet appear less expensive – why is this?
There are numerous solicitors advertising what appear to be cut price. Our recommendation is to think twice as to how important this transaction is to you that you are willing to be penny wise pound foolish in relation to the quality of the conveyancing. Many of them accentuate a cheap quote to tempt you but hide extra charges in the fine print..
I require conveyancing for an apartment in a fairly new development (6 years old) in Whittlesey. The vast majority the appartments are already sold. Do I need carry out the conveyancing searches for my conveyancing in Whittlesey?
If you getting a loan, your mortgage company will need some (many) of the searches so you'll have no choice. If not, then Whittlesey conveyancing searches are optional. No doubt your conveyancer, will 'advise', perhaps strongly, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you insist that your lawyer to proceed without searches then your lawyer will have to follow your instructions or it may be necessary to instruct a new lawyer for your conveyancing in Whittlesey.
In what way does my ID and proof of funds have anything to do with my conveyancing in Whittlesey? What am I being asked for?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to verify the identification documents of the person or body they are dealing with prior to agreeing to accepting their conveyancing instruction. The Client Care letter that you are required to sign will no doubt stipulate this. Your lender will also require certain documents to be viewed. If you refuse to hand over ID verification documents, your solicitor would not be able to act for you.
We wanted to use a conveyancing solicitor in Whittlesey for our house move. Our financial adviser has since advised us that our mortgage lenders Godiva Mortgages Ltd won't deal with them. Why is this not regarded as unfair competition?
Pre- 2008 most mortgage companies had an appetite for risk which was higher than today. Almost all Whittlesey conveyancing firms would have been on most lender panels. The financial services regulator in 2010 completed a thematic investigation into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more data from law firms concerning their operations and their employees and set certain criteria such a completing on a minimum number of conveyancing. Many Whittlesey conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Whittlesey is amongst the numerous locations where the conveyancers showing on our search results are members of the panel for Godiva Mortgages Ltd.
We are purchasing a flat in Whittlesey. I might seem paranoid but how we can trust a conveyancer? On the day of competition we will need to put money into their account. What protection do 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.
Please help - my lawyer says that breach of easement insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Whittlesey?
The right level of breach of easement indemnity insurance should be dictated by who your lender. It would differ for example between HSBC Bank and The Royal Bank of Scotland. Conveyancing practitioners as opposed to members of the public take out such insurances.
When it comes to lenders such as UBS, do Whittlesey conveyancing practitioners have to pay a yearly amount to be on the conveyancing panel?
We are not aware of any bank fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
How does conveyancing in Whittlesey differ for newly converted properties?
Most buyers of new build premises in Whittlesey come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is built. This is because developers in Whittlesey usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Whittlesey or who has acted in the same development.