I decided to go with a local firm for our conveyancing in Carmel yesterday. Upon checking the Ts and Cs I seewe are responsible for costs even if the sale doesn't happen. Should I go with them or select a web based lawyer promising no-sale-no-fee conveyancing in Carmel?
Generally there is a concession along the lines that if "No Sale No Fee" is offered then the conveyancing charges will tend to be be higher to counteract those cases that abort. Do bear in mind that such promotions tend not to cover expenditure e.g. Carmel conveyancing search costs.
The Carmel conveyancing firm handling our Carmel conveyancing has uncovered a difference when comparing the assumptions in the valuation report and what is revealed within the legal papers for the property. My solicitor informs me that he needs to check that the lender is OK with this discrepancy and is still content to lend. Is my solicitor’s stance appropriate?
Your property lawyer must comply with the UK Finance Lenders’ Handbook requirements 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 you.
We're in Carmel, First time buyers purchasing with a mortgage (lender is Santander , and our lawyer is on the Santander conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Santander conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Is it necessary to take out insurance to cover chancel repairs when purchasing a residence in Carmel?
Unless a previous purchase of the premises took place after 12 October 2013 you can take it that solicitors carrying out conveyancing in Carmel to remain encouraging a chancel search and or insurance against a claim.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Carmel is the location of the property. Can you shed any light on this issue?
Flying freeholds in Carmel are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Carmel you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Carmel may ascertain 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.
I need to switch lawyers as my Carmel lawyer is not on the lender's panel of conveyancing solicitors. Is it practical to instruct different lawyers?
In the event that you have not formally instructed a solicitor to do anything for you and have just received quotes, 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 Carmel that you're considering.