Having been recommended your web site we were going to use a conveyancing solicitor in Ickenham endorsed on your site but have come across alternative estimates via the web look cheaper – why is this?
There are a variety of conveyancers marketing what appear to be the cheapest conveyancing in Ickenham. We suggest that you think long and hard as to how important this transaction is to you that want to be penny wise pound foolish with regard to the quality of the legal work. Many of them accentuate a budget quote as a headline but bury additional fees in the fine print..
My mortgage company has suggested solicitors on their panel based in Ickenham but I would rather use a conveyancing lawyer in Ickenham local to me. Can you help?
The minority of Ickenham conveyancing practitioners are listed all lender’s conveyancing panel. Use the above search tool to locate a Ickenham conveyancing conveyancer on the on the bank panel.
My partner and I are at the point of viewing houses in Ickenham and I am now considering a potential offer. Is it too early to have a solicitor in place? I am planning to take a mortgage with Clydesdale.
You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. As you are seeking a mortgage with Clydesdale, ask your prospective lawyers if they are on the Clydesdale conveyancing panel otherwise they can't do the mortgage legal work.
I have paid off my mortgage with TSB. I assume I don't need a Ickenham conveyancer on the TSB panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
I have instructed a Ickenham conveyancer having made sure that they are on the Lloyds conveyancing panel. Does my lawyer arrange the survey of the property?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds 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 lawyer 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 Ickenham postcode. As you are getting a mortgage with Lloyds, you could contact them to see if they have a list of approved surveyors in Ickenham.
What can a local search inform me regarding the property we're buying in Ickenham?
Ickenham conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search organisations for instance Searches UK The local search plays a central role in many a Ickenham conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your new home. The search will provide information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
I am buying a new build house in Ickenham with a mortgage from Platform Home Loans Ltd. The builders refused to reduce the price so I negotiated five thousand pounds worth of extras instead. The property agent told me not inform my solicitor about the extras as it would adversely affect my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I see that you have a search directory listing law firms on the bank conveyancing panel. Do Ickenham conveyancing companies pay you a referral fee if I retain them for my conveyancing?
We are a listing service only for law firms wishing to communicate if they are on the bank conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Ickenham.