IfI was to purchase a freehold housein Godmanchester for cash and have no survey and no local authority searches how much should I expect to to save on my conveyancing in Godmanchester?
The only saving you would make on is the disbursement for searches. Your property lawyer still got to do everything else - money laundering, correspond with the vendors property lawyer, SDLT return, register the property etc. You might save a bit for them not needing to register a mortgage however it will not be meaningful.
Do lenders provide you with an approved list of Godmanchester conveyancing solicitors? How do you know who is on the Coventry BS conveyancing panel?
Godmanchester conveyancing firms themselves provide us confirmation that they are on the Coventry BS conveyancing panel as opposed to being supplied with a list from Coventry BS directly.
Can you clarify what the consequences are if my lawyer’s firm is suspended from the Barclays Solicitor panel ahead of completing my conveyancing in Godmanchester?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Is it possible to transfer to a new firm as I need to retain a firm on the Leeds Building Society conveyancing list. I instructed a high street conveyancing solicitor in Godmanchester round the corner but the firm is not accepted by Leeds Building Society
It would be our pleasure to help you select a conveyancing solicitor in Godmanchester on the Leeds Building Society panel. Please note that the solicitors that we work with do not pay us commission if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Godmanchester. In making use of the find a conveyancing solicitor tool on this site, you can contrast charges for conveyancing solicitors in Godmanchester and beyond.
My husband and I are 17 days into a freehold purchase having been directed to conveyancers by the local agent to carry out the conveyancing in Godmanchester. I am am very frustrated with the quality of service. Can you help me find new lawyers?
A lawyer would have to be very bad in order to consider diss instructing them. Has your loan offer been sent? In the event that it has you need to inform them of the replacement conveyancer and have the loan are re-sent. Your solicitor ideally needs to be on the banks approved list to avoid escalating fees and complications. So that should be your starting point. Our find a solicitor tool can assist you in finding a bank approved lawyer for your conveyancing in Godmanchester
Our conveyancer in Godmanchester has identified a a legal deficiency with the lease for the property we are purchasing in Godmanchester. The seller’s lawyers have offered defective title insurance as a solution. We are happy with insurance and will pay for it. Our lawyer says that as he is on the mortgage company conveyancing panel he must be satisfied that the lender is happy with this solution. Who is the client here, us or the bank?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. A precondition to being on the lender approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . 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.