My friend's step-father is a conveyancer. I expect that I'll be able to get preferential fee for conveyancing, but if not, what level of figure would I typically be looking at for conveyancing in Beckton?
You should compare pricing. Make use of our search tool on this page. Whilst charges will be different but service levels do differ between law firms as is the case with most professions.
Please explain the implications if my lawyer’s firm is removed from the Santander Solicitor panel ahead of completing my conveyancing in Beckton?
The first thing to point out is that, this is a very rare occurrence. 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.
What is your number one tip for finding a conveyancing solicitor in Beckton
It would be unwise to be seduced by the lowest Beckton conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
We previously instructed conveyancing lawyers based in Beckton on the Barclays solicitor panel. They have just billed me a further sum for handling the Barclays mortgage. Is this an additional conveyancing fee set by Barclays?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your lawyer can charge a fee for this. The charge is not set by Barclays but by your Beckton solicitor. Numerous firms on the Barclays panel will charge an ‘acting for lender’ fee but some firms include it on their overall fee.
I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Beckton solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Beckton postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Beckton.
My friend recommended that if I am purchasing in Beckton I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally quoted for as part of the standard Beckton conveyancing searches. It is not a small report of about 40 pages, listing and detailing important information about Beckton around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Beckton Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Beckton Education with maps and statistics, Local Amenities and other useful information concerning Beckton.
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Beckton is where the house is located. Can you shed any light on this issue?
Flying freeholds in Beckton are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Beckton you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Beckton may decide 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.
What makes your site different to alternative internet conveyancing solicitors when it comes to conveyancing in Beckton?
At this site receive a conveyancing costs illustration via a Solicitor or Licensed Conveyancer that appreciates the issues of your conveyancing in Beckton. Unlike many estate agents and many comparison sites we do not have referral arrangements with solicitors. A large number of agents and online brokers 'recommend' the firm who pay the highest per referral, rather than the best value conveyancing in Beckton