Our family solicitor has given a fee calculation of £1350 for no sale no fee conveyancing in Bridgwater. I am selling a Edwardian detached home for £275,000. Are these conveyancing fees excessive? Is it in excess of what I should be paying for conveyancing in Bridgwater?
The quote is slightly on the expensive side. If you shop around you could get the conveyancing a bit cheaper by as much as £125. That being said, you maycome to rue opting for an an untested lawyer. If is important to enquire the solicitor can also act for your bank. Do utilise our search tool to select a Bridgwater conveyancing firm on the lender’s approved list of lawyers which can often include conveyancing solicitors in Bridgwater.
The sellers of the house we are looking to purchase are using a conveyancing practitioner in Bridgwater who has recommended a exclusivity agreement with a payment of 5k. Are such arrangements recommended for Bridgwater conveyancing transactions?
There are a couple of main drawbacks with entering into any lock out agreement (also termed an exclusivity agreement) is that it can distract from moving forward with the conveyancing work, so unless it requires little or no negotiation then it could transpire to be unhelpful. It is not particularly popular by Bridgwater conveyancing practitioners as a result. A further issue is the extent of the remedies available - a jilted purchaser should not expect to be granted an injunction to stop the owner selling to a third party, so the only remedy open via the contract will be the recovery of wasted costs and, in rare scenarios, the additional payment of penalties.
We are looking to buy a flat and need a conveyancing solicitor in Bridgwater who is on the Principality approved panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Principality . We don't recommend any particular firms conducting conveyancing in Bridgwater.
is it true that all Bridgwater conveyancing solicitors on the Leeds Building Society conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Leeds Building Society conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many banks do allow licenced conveyancers on their panel and in such a situation the practice would be governed by the CLC.
My husband and I have arranged the release of further funds on our home loan from Barclays as we intend to carry out improvements to our home in Bridgwater. Do we need to choose a local Bridgwater solicitor on the Barclays conveyancing panel to handle the paperwork?
Barclays would not normally instruct firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays conveyancing panel.
I have paid off my mortgage with RBS. I assume I don't need a Bridgwater conveyancing practitioner on the RBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
I am looking for a conveyancing lawyer in Bridgwater for my remortgage. Is there any facility to see a firm’s complaints history with the legal regulator?
You may find documented Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find records Pre 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The regulator could monitor call for training requirements.
My husband and I are purchasing a garden flat in Bridgwater. At the time of instructing our conveyancer, they told us that they were on all major UK lender panels. Our mortgage broker emailed yesterday to say that they don't appear to be on the Principality approved list. Were it to be true, what should we do? Should we just find a new solicitor that is on their approved list or should we pay for separate representation, with Principality appointing their own approved lawyer.
When purchasing a property with the benefit of a mortgage it is standard for the buyer’s lawyers to also act for the purchaser's lender. In order to act for a bank or building society a conveyancer has to be on that lender's list of approved lawyers. An application has to be made by the solicitor to the lender to become a member of the lender's panel and there are increasingly strict criteria which the solicitor has to meet. Some banks now insist their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your lawyer should contact Principality to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on Principality's conveyancing panel and you may continue to use your own Bridgwater solicitors, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.