We note that you have a post code search directory listing law firms on the Lloyds conveyancing panel. Do companies pay you a commission if I appoint them for our own conveyancing in Lowestoft?
We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Lowestoft.
Are all Lowestoft Conveyancing Quality Solicitors on the Lloyds conveyancing panel?
Some major lenders now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
I have paid off my mortgage with Principality. I assume I don't need a Lowestoft conveyancer on the Principality panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Lowestoft building society branch on a couple of occasions and was told they are content with the situation and they would lend. My Lowestoft conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend based on their specific requirements. I simply don't know who is right.
Provided that the property lawyer is on the mortgage company approved list, they must adhere to the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
four months have gone by since my purchase conveyancing in Lowestoft took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. 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 am a sole trader intending to lease a unit on a shopping parade. Can you recommend solicitors offering no-sale-no fees for commercial conveyancing in Lowestoft for less than 2k?
We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Lowestoft, including the sale and acquisition of businesses as well as simply premises. If you are intending to buy or lease a shop, pub, restaurant, office, retail premises or a whole business we will find you the right lawyer. Regarding the fees this will depend on the structure and terms of the proposed transaction. Let us have your details or telephone us so that we may provide you with a detailed commercial conveyancing calculation.
I need to instruct a conveyancing solicitor for purchase conveyancing in Lowestoft. I've discover a web site which appears to be the perfect offering If it is possible to get all this stuff done via phone that would be ideal. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am thinking of choosing a web based conveyancing practitioner ahead of a Lowestoft conveyancing firm. Am I making a mistake?
Advantages do exist in having the option pop in to a local Lowestoft conveyancing solicitor for instance
- signing documents same day
- getting one on one explanations of issues that you need help with
- the ability to complain if things are not going as expected
When comparing quotes, look out for hidden extras. The majority decent Lowestoft high street solicitors give an all-inclusive price. Many online agents seem to offer discounted fees, but have hidden 'extras' in the in the terms and conditions.