I went with a local lawyer for our conveyancing in Batley today. Reviewing the Terms and Conditions I noteI am on the hook for charges even if our purchase aborts. Would I be best advised to use a web based solicitor practice offering no move no charge conveyancing in Batley?
Generally there is a concession along the lines that if "No Completion No Fee" is advertised then the fee levels will tend to be be more expensive to counteract those transactions that fail to complete. Please beware that these deals tend not to cover disbursements for example Batley conveyancing search charges.
My husband and I are approaching an exchange on a flat in Batley and my mum and dad have transferred the exchange deposit to my property lawyer. I am now advised that as the deposit has not arrived from me my conveyancing practitioner needs to make a notification to my mortgage company. Apparently, in also acting for the bank he must inform them that the balance of the purchase price is coming from anyone other than me. I advised the mortgage company regarding my parents' contribution when I applied for the home loan, so is it really necessary for this now to hold matters up?
Your lawyer is obliged to check with mortgage company to ensure that they know that the balance of the purchase price is not from your own funds. Your solicitor can only report this to your lender if you agree, failing which, your lawyer must cease to continue acting.
The Batley conveyancing solicitors that I appointed last week on my house acquisition in Batley have suddenly shut down. I only went with them because I needed a solicitor on the Yorkshire BS conveyancing panel and my preferred Batley lawyer was not. I sent them a cheque for £250 in advance. What should be my next steps?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Yorkshire BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.
Despite weeks of looking the Title Certificate and documents to my property are lost. The conveyancers who handled the conveyancing in Batley 5 years ago have long since closed. What do I do?
Assuming the title is registered the information relating to your proprietorship will be recorded by HMLR under a Title Number. It is possible to conduct a search at the Land Registry, find your house and order current copies of the property title for a small fee. If the property is Leasehold then the Land Registry will usually hold a certified copy of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
Am I best advised to use a Batley conveyancing lawyer in close proximity to the house I am purchasing? We have a good friend who can carry out the conveyancing but his firm is located a couple of hundredmiles away.
The benefit of a local Batley conveyancing practice is that you can attend the office to execute documents, deliver your ID and pester them if necessary. Having local Batley know how is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and the majority were impressed that should outweigh using an unfamiliar Batley conveyancing lawyer just because they are Batley based.
I am contemplating instructing an online conveyancer rather than a Batley conveyancing practice. Any advice?
There are advantages of being able to pop in to a local Batley conveyancing solicitor such as
- signing documents and and when necessary
- having face-to-face explanations of things that need explaining
- the ability to complain if matters go pear-shaped
When checking estimates, look carefully for hidden extras. The majority decent Batley high street solicitors give an all-inclusive price. Many online agents appear to offer discounted prices, but have hidden 'extras' in the fine print.