Just been in touch with my conveyancing lawyer in Haydon Bridge who completed the legal work two years ago asking for a conveyancing quote based on the same type of house sale & purchase (a leasehold premises and a freehold premises) of similar values with a loan from Virgin Money. It looks as though am now being charged twice the amount. Better the devil I know or do I try and find an alternative firm of conveyancing solicitor?
The charges appear a bit high. Where you are happy to invest time contrasting charges you might get the conveyancing a bit cheaper by perhaps £100 plus VAT. On the other hand, assuming were content with the legal work the firm offered you couldcome to regret opting for an a cheaper conveyancer. Don't forget to enquire that the conveyancer can also act for Virgin Money. Do make use of our search tool to choose a Haydon Bridge conveyancing firm on the Virgin Money approved list of lawyers, which can often include conveyancing solicitors in Haydon Bridge.
Having spent time reviewing moneysavingexpert.com for an affordable lawyer in Haydon Bridge, many comment that I should use a CQS accredited lawyer. What is CQS?
Haydon Bridge Conveyancing Quality Scheme law firms have obtained accreditation under the Law Society's Scheme (CQS) CQS was established to establish evidence of quality standards in the home moving process. CQS enables home movers to recognise solicitor firms who provide a quality residential conveyancing. Haydon Bridge is one of the many areas in England and Wales in which CQS are based. The conveyancing scheme obliges law firms to undergo a strict assessment, compulsory training, self-reporting, random audits and yearly assessments in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Building Societies Association.
The mortgage over my property is with Leeds Building Society for my property in Haydon Bridge. Conveyancing has been completed a year ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Leeds Building Society?
You must advise Leeds Building Society in advance of renting your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Leeds Building Society directly. You need not do this via a Leeds Building Society conveyancing panel firm.
After months of negotiation I have agreed a price on a house in Haydon Bridge. My financial adviser pressured me to appoint their lawyer. I paid an on account payment of £175. Soon after, the solicitor called me sheepishly admitting that they were not on the Clydesdale conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Clydesdale panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am due to exchange contracts on my apartment. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Santander are being problematic. The Haydon Bridge solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
We are selling our house in Haydon Bridge and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any high street Haydon Bridge conveyancer would know this is not the case. It does beg the question why the purchasers used a national conveyancing outfit rather than a conveyancing solicitor in Haydon Bridge. We have lived in Haydon Bridge for 4 years we know that this is a non issue. Do we contact our local Authority to obtain confirmation need.
It sounds as though you may have a conveyancing firm already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I decided to have a survey completed on a property in Haydon Bridge prior to retaining lawyers. I have been told that there is a flying freehold aspect to the property. The surveyor advised that some lenders may not issue a mortgage on this type of house.
It varies from the lender to lender. Lloyds has different instructions from Birmingham Midshires. If you call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Haydon Bridge. Conveyancing may be slightly more expensive based on your lender's requirements.
In my capacity as executor for the estate of my uncle I am disposing of a residence in Neath but reside in Haydon Bridge. My solicitor (approximately 250 miles awayhas requested that I sign a stat dec ahead of completion. Could you suggest a conveyancing practitioner in Haydon Bridge to attest this legal document for me?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are based in Haydon Bridge