We are buying a flat in Ampthill. I might seem paranoid but how we can trust a lawyer? On completion day we have 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.
We previously appointed conveyancing lawyers with offices in Ampthill on the UBS solicitor panel. They are now charging me an additional charge for handling the UBS mortgage. Is this a supplemental conveyancing fee set by UBS?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your conveyancing practitioner is entitled to charge a fee for this. The charge is not dictated by UBS but by your Ampthill lawyer. Numerous firms on the UBS panel will levy an ‘acting for lender’ fee but many firms include it on their overall fee.
We are getting a further advance on our mortgage from HSBC as we want to conduct a loft conversion to our house in Ampthill. Are we obliged to choose a local Ampthill solicitor on the HSBC conveyancing panel to handle the paperwork?
HSBC do not ordinarily appoint firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC conveyancing panel.
What does a local search inform me about the house my wife and I buying in Ampthill?
Ampthill conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search organisations such as Onsearch The local search plays a central role in most Ampthill conveyancing purchase; as long as you don’t want any nasty surprises after you move into your new home. The search will provide data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
My wife and I own a semi-detached Edwardian property in Ampthill. Conveyancing solicitor acted for me and Alliance & Leicester . I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ampthill and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with your conveyancing lawyer who conducted the conveyancing.
I opted to have a survey carried out on a house in Ampthill ahead of instructing lawyers. I have been advised that there is a flying freehold element to the house. The surveyor advised that some banks will refuse to grant a loan on this type of house.
It varies from the lender to lender. Lloyds has different instructions for example to Birmingham Midshires. If you e-mail us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ampthill. Conveyancing may be slightly more expensive based on your lender's requirements.
I have been pointed in your direction by numerous estate agents in Ampthill to find a conveyancer on your site. What’s the financial inducement for Estate Agents to market your lawyers ahead of a competitor’s?
We refuse to make any commission for sending work in our direction. We found it would be just too difficult a fee because a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
Am I better off to appoint a Ampthill conveyancing solicitor in close proximity to the house I am hoping to buy? I have an old university friend who can execute the conveyancing but her office is 300miles away.
The primary upside of using a high street Ampthill conveyancing practice is that you can pop in to sign documents, deliver your ID and pester them if necessary. Having local Ampthill know how is a bonus. That being said it's more important to get someone that will pull out all the stops for you. If other friends have used your friend and they were impressed that must surpass using an unknown Ampthill conveyancing solicitor just because they are local.