We are purchasing a property and need a conveyancing solicitor in Downham who is on the Co-operative solicitor panel. Could you point me in the right direction as regards a conveyancing 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 Co-operative . We don't recommend any particular firms conducting conveyancing in Downham.
I am purchasing a detached bungalow in Downham. We would like to carry out an extension to the side at the house.Will legal investigations on the property include enquiries to ascertain if these alterations are allowed?
Your property lawyer will check the registered title as conveyancing in Downham can occasionally reveal restrictions in the title documents which prohibit categories of changes or need the permission of a 3rd party. Some additions need local authority planning permissions and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
Are all Downham Conveyancing Quality Solicitors on the TSB conveyancing list of approved firms?
It is true that some banks and building societies now use CQS as the starting point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
We previously instructed solicitors with offices in Downham on the Coventry BS solicitor panel. They have just billed me a further fee for the legal aspects of the Coventry BS mortgage. Is this an additional conveyancing fee set by Coventry BS?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancer is entitled to charge a fee for this. The charge is not dictated by Coventry BS but by your Downham conveyancer. Numerous firms on the Coventry BS panel will charge ’dealing with mortgage’ fee but some practices include it on their overall fee.
3 months have gone by following my purchase conveyancing in Downham concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the guidance of my in-laws I had a survey completed on a house in Downham prior to instructing solicitors. I have been advised that there is a flying freehold element to the house. My surveyor advised that some banks will not give a mortgage on such a home.
It depends who your proposed lender is. Santander has different instructions for example to Nationwide. Should you wish to telephone us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Downham. Conveyancing will be smoother if you use a solicitor in Downham especially if they are acquainted with such properties in Downham.
Am I right to be concerned that estate agents that I am dealing with are encouraging me to use a nationwide conveyancing firm rather than a local Downham conveyancing practice?
As is the case with lots of professional services, often input from connections can be worth their weight in gold. Yet there are numerous players in a conveyancing matter; estate agents, mortgage brokers and lenders may put forward solicitors to appoint. On occasion the conveyancers might be known to one of the organisations as being good in their field, but occasionally there is an underlying commercial relationship behind the endorsement. You are free to select your preferred lawyer. Don't forget that most mortgage providers operate an approved list of lawyers you must use for the mortgage aspect of your conveyancing.
In sourcing the internet for the term cheap conveyancing in Downham it reveals numerous property lawyersin the area. With so much choice what is the best way to find the right conveyancing solicitor for the sale of my house?
The ideal way of seeking a suitable conveyancer is through a personal testimonial, so seek the counsel of colleagues and family who have purchased a property in Downham or a respected estate agent or financial adviser. Charges for conveyancing in Downham vary, so it's sensible to request at least four costs illustrations from varying types of conveyancers. Make sure that you know what costs in the quote includes.