I hired a Kingsbury based solicitor for our conveyancing in Kingsbury last week. Going through the Terms it is apparent thatI am on the hook for charges even if our purchase aborts. Should I ditch them and appoint an on-line firm advertising no move no charge conveyancing in Kingsbury?
It is usually ‘give and take’ in that if "No Completion No Fee" is available then the fee levels will tend to be be higher to cover those cases that do not proceed. Please beware that such deals generally do not cover expenditure such as Kingsbury conveyancing search fees.
Would the conveyancing practitioners that are recommend handle auction conveyancing in Kingsbury?
There are a number of auction lawyers we can put you in touch with those who can conduct auction conveyancing. Kingsbury is just one of the many locations where our lawyers have offices.
We're in Kingsbury, First timers buying with a mortgage (lender is UBS , and our lawyer is on the UBS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the UBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
When it comes to lenders such as Coventry BS, do Kingsbury lawyers face an annual charge to be on the list of approved solicitors?
We are unaware of any mortgage company fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
Is it the case that all Kingsbury solicitor practices on the Principality conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Principality approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many banks do list licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers.
We are getting a further advance on our mortgage from Leeds Building Society as we wish to conduct improvements to our house in Kingsbury. Are we obliged to appoint a bricks and mortar Kingsbury solicitor on the Leeds Building Society conveyancing panel to deal with the legals?
Leeds Building Society don't usually require firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society conveyancing panel.
I am close to exchanging contracts on the sale of our home in Kingsbury and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any local lawyer would know this is not the case. For the life of me I don't know why the purchasers used a national conveyancing firm rather than a conveyancing solicitor in Kingsbury. We have lived in Kingsbury for 4 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to get confirmation that there is no issue.
It would appear that you have a conveyancing lawyer already. What do they say? You must enquire of 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 ailment)
My step-father has suggested that I instruct his conveyancing solicitors in Kingsbury. Should I use them?
No doubt it’s preferable to choose a conveyancing solicitor is to seek feedback from friends or family who have actually experience in using the conveyancer that you are contemplating using.