I am in the market for a low cost property lawyer. Do I opt for an internet conveyancer rather than a family Leconfield conveyancing lawyer?
Leconfield is a unique place, where regional experience counts for a lot. The laid-back lifestyle has it’s attractions – just not when it comes to your house move. The property lawyers that we endorse providing vast Leconfield intelligence with a proactive, can doattitude that ensures everything runs smoothly. It is a distinct advantage that they benefit from well established relationships with mortgage brokers, estate agents, surveyors and counterpart Leconfield conveyancing firms
The Leconfield conveyancing firm that I appointed last week on my house acquisition in Leconfield have suddenly closed. They were on acting for me because I needed a solicitor on the Nottingham conveyancing panel and my family Leconfield lawyer was not. I cut them a cheque for £250 in advance. What should be my next steps?
If you have an estate agent involved then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Nottingham conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.
If you had a top tip for selecting a conveyancing solicitor in Leconfield what would it be?
Do not opt for the cheapest Leconfield conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
We previously chose conveyancers with offices in Leconfield on the Kent Reliance solicitor approved list. They have just billed me a further charge for the legal aspects of the Kent Reliance mortgage. Is this a supplemental conveyancing fee specified by Kent Reliance?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your property lawyer is entitled to charge a fee for this. This fee is not set by Kent Reliance but by your Leconfield property lawyer. Numerous firms on the Kent Reliance panel will quote ’dealing with mortgage’ fee but many practices incorporate it on their overall fee.
I recently had an offer agreed on a house in Leconfield. My mortgage broker suggested a conveyancer. I paid an advanced payment of £150. A couple of days later, the conveyancing practitioner called me sheepishly admitting that they were not on the Virgin Money 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 Virgin Money 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.
It has been 2 months since my purchase conveyancing in Leconfield completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I've recently found out 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, no chain conveyancing. Leconfield is the location of the property. What do you suggest?
Flying freeholds in Leconfield are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Leconfield you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Leconfield 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 residence.
My husband and I are first time buyers - agreed a price, but the estate agent advised that the owners will only issue a contract if we appoint their chosen conveyancers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a high street solicitor used to conveyancing in Leconfield
We suspect that the seller is not behind this ultimatum. Should the vendor want ‘a quick sale', alienating a motivated buyer is is going to put the whole deal at risk. Try to communicate with the vendors directly and explain that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you will continue to use your own,trusted Leconfield conveyancing firm - not the ones that will provide their estate agent a kickback or achieve conveyancing thresholds set by HQ.