We previously instructed conveyancers with offices in Wick on the Principality solicitor panel. They are now charging me a further sum for handling the Principality mortgage. Is this a supplemental conveyancing fee set by Principality?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your conveyancing practitioner can charge a fee for this. The charge is not set by Principality but by your Wick conveyancing practitioner. Plenty of firms on the Principality panel will charge an ‘acting for lender’ fee and others do not.
Can I be sure that the Wick conveyancing solicitor on the Co-operative panel is any good?
When it comes to conveyancing in Wick getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor handling your conveyancing.
I am selling my house. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Yorkshire BS are being problematic. The Wick solicitor who is on the Yorkshire BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
A relative advised me that if I am purchasing in Wick I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually quoted for as part of the standard Wick conveyancing searches. It is not a small report of about 40 pages, listing and setting out significant information about Wick around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful data concerning Wick.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Wick is the location of the property. Can you offer any advice?
Flying freeholds in Wick 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 Wick you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wick may ascertain 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 premises.
I'm remortgaging my existing property to a buy to let loan with Alliance & Leicester and intend to use the remaining equity as a deposit on a second property. The neighborhood we are looking at is Wick. Will your lawyers be able to act for the two lenders and link together the conveyances?
Do use our comparison tool on this page to ensure that the conveyancers are on the appropriate lender panels. Assuming that they are the conveyancer should be able to simultaneously deal with the two transactions but you should talk with you solicitor and make clear your desired outcome and requirements.
In surfing the web for the phrase conveyancing in Wick it reveals many conveyancersin the area. With so much choice what is the best way to find the suitable solicitor for purchase transaction?
The preferential way of seeking the right conveyancer is through a personal recommendation, so enquire of friends and relatives who have purchased a property in Wick or a local estate agent or financial adviser. Charges for conveyancing in Wick differ, so it's a good idea to obtain a minimum of three fee calculations from varying types of property lawyers. Dont forget to clarify that the fees are fixed.
We have AIP from Clydesdale who have advised that they will loan up to £117k. At what point do we need to instruct a lawyer for conveyancing? Wick is where we plan to move to.
It would be wise to appoint a solicitor now and ask them to generate a file on your behalf. This will enable: 1) the estate agent to issue a Sales Memo to the relevant parties 2) the seller’s conveyancing practitioner to send out the draft agreement. That being said, do not instruct your property lawyer to start searches until you have your valuation report from Clydesdale and you are content to proceed.