I chose a high street solicitor for our conveyancing in Wymondham today. Upon checking the Ts and Cs it is apparent thatwe are on the hook for costs even where the conveyance does not complete. Would I be best advised to instruct a web based firm promising no completion no cost conveyancing in Wymondham?
Generally there is a compromise along the lines that if "No Completion No Fee" is available then the fee levels will generally be higher to counteract the transactions that abort. Please beware that such schemes tend not to cover outlay for example Wymondham conveyancing search expenses.
I am helping my aunt sell her house in Wymondham. Does the conveyancing solicitor arrange the energy performance certificate or it is for me to coordinate?
After the demise of Home Information Packs, EPC’s became a compulsory element of moving property. An energy assessment must be commissioned before the property is advertised. This is not as aspect of the sale process that law firms normally organise. If you are using a Wymondham conveyancing lawyer they might help arrange energy performance certificates given their relationships with reputable Wymondham energy assessors
We had selected conveyancing lawyers located in Wymondham on the Kent Reliance solicitor approved list. They have just invoiced me an additional charge for dealing with the Kent Reliance mortgage. Is this an additional conveyancing fee specified by Kent Reliance?
Provided it is contained in their Terms of Engagement or Quote then yes your lawyer can charge a fee for this. This fee is not dictated by Kent Reliance but by your Wymondham lawyer. Numerous firms on the Kent Reliance panel will levy ’dealing with mortgage’ fee and others do not.
I had an offer accepted on an apartment in Wymondham on 6/6/2025, valuation was booked five days after, all came back fine. Property lawyer retained, so all that was missing was my mortgage offer. Having made daily calls to Co-operative and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Co-operative conveyancing panel. Are Co-operative entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.
Will commercial conveyancing searches disclose impending roadworks that may impact a commercial land in Wymondham?
Many commercial conveyancing solicitors in Wymondham will perform a SiteSolutions Highways report as it reduces the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Wymondham. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Wymondham.
For each commercial conveyancing transaction in Wymondham it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may result in delays to Wymondham commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Wymondham.
How does conveyancing in Wymondham differ for new build properties?
Most buyers of new build premises in Wymondham come to us having been asked by the seller to sign contracts and commit to the purchase even before the premises is constructed. This is because developers in Wymondham usually purchase the land, 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 property lawyers 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 Wymondham or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Wymondham is where the house is located. Can you shed any light on this issue?
Flying freeholds in Wymondham are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Wymondham 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 Wymondham 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 residence.
A couple of weeks ago I was advised by my lender that their panel solicitors operate no sale no fee basis for conveyancing in Wymondham. I had a purchase fall through nevertheless the lawyers have requested search fees! They are stating that the fees are nothing to do with their fees!
Wymondham conveyancing search costs are disbursements not solicitors fees as these are payable to independent parties.