Recently been in touch with my conveyancing solicitor in Merton Park who completed the legal work 18 months ago asking for a conveyancing quote based on the same type of house move (a leasehold property and a freehold property) of similar values with a loan from Nationwide Building Society. It looks as though am now being quoted double. Stick with what I know or should I try and find a cheaper internet firm of conveyancing solicitor?
The estimate does seem a tad on the high side. If you you were to look around you might reduce the fees slightly by perhaps £100 plus VAT. That being said, if you were content with the assistance the firm provided you mightcome to rue opting for an an untested solicitor. Don't forget to be sure the firm can act for Nationwide Building Society. Do utilise our search tool to choose a Merton Park conveyancing firm on the Nationwide Building Society approved list of lawyers, which can often include conveyancing solicitors in Merton Park.
When does exchange of contracts occur in domestic conveyancing in Merton Park and do I need to be at the lawyers office?
If you are round the corner to one of the conveyancing solicitors in Merton Park you are welcome to attend to sign contracts. That being said, the firms we recommend offer countrywide coverage for conveyancing and provide just as comprehensive and professional a job for you when dealing with you by post or email. The executing of the contract is not when everything is set in stone. Signing on the dotted line simply enables the firm to exchange contracts at the appropriate time, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Merton Park)to be in the office at the appropriate time.
is it true that all Merton Park solicitors on the UBS conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the UBS conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. The majority of mortgage companies do permit licenced conveyancers on their panel and in that case the practice would be governed by the CLC.
We expect to receive a DIP from Principality this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Principality recommend any Merton Park solicitors on the Principality conveyancing panel, or is it better to go independently?
You will need to appoint Merton Park solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.
Planning on purchasing a apartment in Merton Park. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nationwide conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Merton Park lawyer is on the Nationwide conveyancing panel.
Should my conveyancer be raising enquiries concerning flooding as part of the conveyancing in Merton Park.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Merton Park. Plenty of people will purchase a house in Merton Park, completely expectant that at some time, it may be flooded. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not best placed to give advice on flood risk, but there are a number of checks that may be carried out by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Merton Park. The conventional set of property information forms sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the seller to discover whether the property has historically flooded. If the property has been flooded in past which is not notified by the vendor, then a buyer could issue a compensation claim as a result of such an incorrect answer. A buyer’s solicitors will also order an enviro report. This should indicate if there is any known flood risk. If so, additional inquiries will need to be initiated.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Merton Park is the location of the property. Is there any guidance you can impart?
Flying freeholds in Merton Park are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Merton Park you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Merton Park 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.
My brother has suggested that I appoint his conveyancers in Merton Park. Should I use them?
There are no two ways about it the best way to choose a conveyancing solicitor is to have referrals from friends or relatives who have used the firm that you are are thinking of instructing.