Having been told to check out your service we were about to go ahead with a conveyancing solicitor in Aberdovey recommended by you but stumbled across some other estimates via the web look cheaper – how come?
There are plenty of solicitors promoting so-called cut-price conveyancing, yet more often than not supplementalcharges result in the closing bill mounting up beyond all recognition. Conveyancers are obliged to make sure that fees listed in terms and conditions should be fair and reasonable raised The law firms that we list for conveyancing in Aberdovey clearly state all charges for a standard conveyancing case.
My lawyer has identified a a legal deficiency with the lease for the property we are buying in Aberdovey. The seller’s lawyers have suggested defective title insurance as a solution. We are happy with insurance and will pay for it. Our conveyancer says that he must be satisfied that the lender is happy with this solution. Are we the client or is the lender?
Regardless of the fact that you have a mortgage offer from the bank does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the bank are the client. The appropriate lender conditions have to be complied with.
Can you clarify what the consequences are if my lawyer’s firm is suspended from the Kent Reliance Conveyancing panel ahead of completing my conveyancing in Aberdovey?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
3 months have gone by following my purchase conveyancing in Aberdovey completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. Aberdovey is the location of the property. Can you shed any light on this issue?
Flying freeholds in Aberdovey are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Aberdovey you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Aberdovey 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 property.
Given that I am about to spend over three hundred thousand on a garden flat in Aberdovey I wish to have a conversation with the solicitor regarding thehouse move ahead of instructing the firm. Can this be arranged?
Absolutely - we would be happy to talk to you we do not take any clients on without you first talking to the conveyancer who will be carrying out your conveyancing in Aberdovey.There is no ‘factory style conveyancing’ - each client is unique individual, not a file number. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Aberdovey should be the amount on the final invoice that you are charged.