A mortgage agreement from HSBC for the remortgage of my 3 bedroom maisonette is to be issued within the next few days. Could you recommend a cheap conveyancing law firm in Blakeney?
This site is not designed to aid those in their quest for cut-price fees for conveyancing in Blakeney. We can offer you value for money conveyancing but we do not aim to work with the cheapest lawyers. Avoid the trap of appointing companies teasing you with ninety nine pound conveyancing in Blakeney. The optimum result, in choosing a lawyer for low cost conveyancing, you will get your money’s worth and at worst you will end up with a hefty uplift in additional fees and still not get the service you were looking for.
If you had a top tip for selecting a conveyancing solicitor in Blakeney what would it be?
It would be unwise to be swayed by the cheapest Blakeney conveyancing fees. 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.
I am due to exchange contracts on my house. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Co-operative are being a right pain. The Blakeney solicitor who is on the Co-operative conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.
My sealed bid on a semi in Blakeney has been accepted, but there is a chain. The vendors have offered on a flat, but it’s not yet agreed to, and have viewings of other apartments in the pipeline. I have chosen a nearby conveyancing solicitor in Blakeney. What should be my next step? At what stage do I apply for the mortgage with Kent Reliance?
It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then survey, Blakeney conveyancing search costs, etc). The first thing to do is check that your property lawyer is on the Kent Reliance conveyancing panel. Concerning the next stages this very much dictated by the uniqueness of your case, attraction to this property and on the state of the market. In a rising market many buyers will apply for a home loan with Kent Reliance and arrange for the valuation and only if it comes back ok would they request their lawyer to press on with searches.
Despite weeks of looking the Title Certificate and documents to my home are lost. The lawyers who dealt with the conveyancing in Blakeney 5 years ago are no longer around. What are my next steps?
Gone are the days when you need to have the physical official documentation to evidence that you are the owner of your registered land or property, given that the Land Registry have everything they need in a digital format.
I'm buying a new build house in Blakeney with a loan from Platform Home Loans Ltd. The developers refused to budge the price so I negotiated 6k of extras instead. The sale representative suggested that I not reveal to my conveyancer about this extras as it will impact my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Should I instruct a Blakeney conveyancing lawyer in close proximity to the house I am buying? We have a good friend who can conduct the legal formalities however his firm is located a couple of hundredmiles away.
The benefit of a local Blakeney conveyancing practice is that you can pop in to execute documents, deliver your identification documents and pester them where appropriate. They will also have local intelligence which is a bonus. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and in the main were impressed that must trump using an unknown Blakeney conveyancing solicitor solely due to them being round the corner.
How easy is it to change a solicitor as I need to find a Blakeney based firm who is on the bank conveyancing panel. How simple is it to change conveyancer?
In the event that you have not formally instructed a solicitor to do anything for you and at this stage simply received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Blakeney that you're thinking of instructing.