I was recommended to a solicitor who has given a fee calculation of £1200 for freehold conveyancing in Binstead. I’m looking to sell a newly refurbished detached home for £125,000. Are the quoted fees excessive? Is it in excess of the norm for conveyancing in Binstead?
The charges are a little high. If you are content to spend time scrutinising prices you might decrease the fees marginally by as much as a hundred pounds. On the other hand, you maycome to rue choosing an an unknown conveyancer. Remember to ensure the solicitor can act for your bank. You can employ our search tool to get a quote a Binstead conveyancing company on the banks member panel which can often include conveyancing solicitors in Binstead.
The Binstead conveyancing firm handling our Binstead conveyancing has discovered an inconsistency between the surveyor’s assumptions in the valuation survey and what is revealed within the legal papers for the property. My lawyer says that he is duty bound to ensure that the bank is happy with this discrepancy and is still content to lend. Is my conveyancer’s course or action legitimate?
Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
I have been referred to a conveyancing solicitor in Binstead. I need to find out if they are on the Barnsley Building Society approved list of lawyers. Could you or the lender confirm if they are on the panel?
You should call the conveyancer and ask them if they are on the lender panel. Otherwise you should get in touch with Barnsley Building Society who may be able to confirm.
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Binstead solicitor on the Nottingham panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nottingham mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nottingham mortgage from the register. Nottingham, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
I am due to exchange contracts on my apartment. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Skipton are being a right pain. The Binstead solicitor who is on the Skipton conveyancing panel is recommending indemnity insurance as a solution but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Binstead solicitor - who is on the TSB conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB 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 solicitor 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 Binstead postcode. As you are getting a mortgage with TSB, you could contact them to see if they have a list of approved surveyors in Binstead.
Should my solicitor be raising enquiries about flooding during the conveyancing in Binstead.
Flooding is a growing risk for conveyancers conducting conveyancing in Binstead. Some people will buy a house in Binstead, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Solicitors are not qualified to offer advice on flood risk, however there are a various searches that may be carried out by the purchaser or by their conveyancers which can figure out the risks in Binstead. The standard information given to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the seller to discover whether the property has historically flooded. In the event that flooding has previously occurred and is not disclosed by the vendor, then a purchaser could issue a compensation claim stemming from an inaccurate reply. The buyer’s solicitors should also carry out an enviro report. This should higlight whether there is any known flood risk. If so, further investigations will need to be carried out.
I need to find a mortgage company panel solicitor in Binstead. Could you help me?
Unfortunately it’s not apparent why you need a Binstead panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the mortgage company to find out which solicitors in Binstead are on their panel . If you do find such a firm in Binstead not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site