The solicitor who helped my previous purchase has quoted £1150 for leasehold conveyancing in Lampton. I’m hoping to downsize from a Edwardian detached home for £175,000. Are these estimated fees excessive? Is it above the norm for conveyancing in Lampton?
The charges are a bit high. If you shop around you may be able to trim some of the expense by as much as £100 plus VAT. On the other hand, you mightcome to rue opting for an an untested solicitor. Don't forget to check the firm can also act for your lender. You can utilise our comparison tool to find a Lampton conveyancing company on the banks conveyancing panel which can often include conveyancing solicitors in Lampton.
We note that you have a search directory listing solicitors on the Virgin Money conveyancing panel. Do firms pay you a referral fee if I instruct them for our own conveyancing in Lampton?
We are a listing service only for law firms wishing to communicate if they are on the Virgin Money conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Lampton.
We are buying a property in Lampton. I might seem paranoid but how we can trust a conveyancer? On completion day we have to deposit our life savings into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Can you help - my lawyer says that missing deeds insurance is necessary on my purchase. What is the level of cover for Lampton conveyancing?
The right level of missing deeds indemnity insurance depends on your lender. It would differ for example between HSBC Bank and Virgin Money. Conveyancing lawyers as opposed to borrowers take out such policies.
I am selling my house. I had a double glazing fitted in April 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Barclays are being difficult. The Lampton solicitor who is on the Barclays conveyancing panel is recommending indemnity insurance as a solution but Barclays are requiring a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays 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.
Just bought a terraced house in Lampton , how long should it take for the Land Registry to deal with the formalities evidencing my ownership? My Lampton conveyancing solicitor has been painfully slow, so I want to check that my ownership is registered.
There is nothing unique about conveyancing in Lampton registration formalities. As opposed to being determined by geographic area, timeframes can adjust subject to who lodges the application, whether there are errors and whether the Land registry must send notices to any third persons or bodies. As of today roughly 80% of submission are fully dealt with in less than three weeks but some can be subject to protracted delays. Historically registration takes place once the buyer is living at the property so post completion formalities is not typically top priority yet if it is urgent that the the registration takes place urgently then you or your lawyers could communicate with the Registry to express the reasoning for an expedited registration.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a straight forward, chain free conveyancing. Lampton is where the house is located. Can you shed any light on this issue?
Flying freeholds in Lampton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lampton you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lampton may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
We are contemplating using an online conveyancer as opposed to a Lampton conveyancing practice. Should I ‘stay local’?
Advantages do exist in having the opportunity to visit a local Lampton conveyancing solicitor for instance
- signing documents same day
- getting face-to-face explanations of things you don't understand
- the ability to raise concerns if things need to addressed
When checking fees, look carefully for hidden extras. The majority decent Lampton high street solicitors give an all-inclusive figure. Many online agents seem to offer discounted prices, yet have hidden 'extras' in the fine print.