Having been suggested to visit your service we were about to use a conveyancing solicitor in Frenchay Common listed using your comparison tool but have come across alternative fee calculations via the web seem less pricey – why is this?
You can find lots of solicitors offering what appear to be extremely cheap conveyancing in Frenchay Common. Our advice is to think long and hard as to how important this transaction is to you that you are willing to take 'cheap' risks with regard to the quality of the legal work. Many of them list a cheap fee to entice you but plant extra charges in the fine print..
We are purchasing a house and need a conveyancing solicitor in Frenchay Common who is on the Yorkshire BS conveyancing 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 Yorkshire BS . We don't recommend any particular firms conducting conveyancing in Frenchay Common.
My brother-in-law has suggested I instruct a conveyancing solicitor in Frenchay Common. I I am struggling to find out if they are on the National Westminster Bank conveyancing panel. Could you or the lender confirm if they are on the panel?
You should e-mail your solicitor and enquire if they are on the lender panel. Otherwise you can get in touch with National Westminster Bank who may be able to assist.
Forgive me if this question is silly but I am unseasoned as a first time buyer of a ground floor flat in Frenchay Common. Do I collect the keys to the house on completion from my lawyer? If so, I will appoint a local conveyancing solicitor in Frenchay Common?
On the day of completion you do not need to attend the conveyancers office in Frenchay Common. Your solicitors will electronically transfer the completion advance to the owner’s lawyers, and shortly after the monies have arrived, you should be able to receive the keys from the Estate Agents and move into your new home. Usually this happens early afternoon.
The formalities of my remortgage has taken place for my property in Frenchay Common. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Having digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Frenchay Common solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS 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 conveyancer 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 Frenchay Common postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Frenchay Common.
Will my lawyer be asking questions regarding flooding during the conveyancing in Frenchay Common.
The risk of flooding is if increasing concern for solicitors dealing with homes in Frenchay Common. Some people will purchase a house in Frenchay Common, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to impart advice on flood risk, but there are a number of checks that may be initiated by the purchaser or on a buyer’s behalf which will figure out the risks in Frenchay Common. The standard information sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a standard question of the owner to determine whether the premises has suffered from flooding. In the event that the premises has been flooded in past and is not revealed by the vendor, then a purchaser could issue a claim for damages stemming from an inaccurate reply. A purchaser’s solicitors may also conduct an environmental search. This will disclose if there is a recorded flood risk. If so, more detailed investigations should be made.
I am just shy of a 10% deposit on my house purchase in Frenchay Common , but I am keen exchange. What can I do?
You can accept a smaller deposit. Most sellers will agree to a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last second