We were about to instruct a conveyancing solicitor in Northamptonshire listed by you but have come across alternative costs illustrations via the web look less pricey – how come?
There are many firms of conveyancers marketing what appear to be the cheapest conveyancing in Northamptonshire. Our advice is to give due consideration as to how much you respect your own move to want to be penny wise pound foolish with regard to the quality of the legal work. Some hide fees well inside the terms of engagement. The conveyancers that we list for conveyancing in Northamptonshire will notbehave this way.
Should conveyancers request an advanced payment for conveyancing in Northamptonshire?
Where you are retaining lawyers for conveyancing in Northamptonshire your solicitor will request that you to provide them with funds to cover the the cost of the conveyancing searches. Normally this is needed to cover the fees of the Local Authority Search. If any deposit is payable against the purchase price then this will be required immediately ahead of contracts are exchanged. Any further balance that is due will be payable shortly before completion.
We expect to receive a AIP from Yorkshire BS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Northamptonshire solicitors on the Yorkshire BS conveyancing panel, or is it better to go independently?
You will need to appoint Northamptonshire solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
The mortgage over my property is with Barclays for my property in Northamptonshire. Conveyancing has been completed months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Barclays?
Barclays must be informed of your intention before renting your property as this is likely to be a breach of Barclays’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. It should not be necessary to do this via a Barclays conveyancing panel solicitor.
I am due to exchange contracts on my house. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Santander are being a right pain. The Northamptonshire solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.
My partner and I are selling our home in Northamptonshire and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any local lawyer would know this is not the case. It does beg the question why the purchasers used an internet conveyancing firm as opposed to a conveyancing solicitor in Northamptonshire. We have lived in Northamptonshire for 4 years we know of no issue. Is it a good idea to get in touch with our local Authority to get clarification need.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You must check with 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 illness)
It has been 2 months since my purchase conveyancing in Northamptonshire concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. 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.
Taking into account that I am about to part with hundreds of thousands of pounds on a property in Northamptonshire I wish to talk to a lawyer about myhome move before instructing the firm. Can this be arranged?
This is something that we encourage - it is our preference to talk to you we do not take any clients on without you first talking to the conveyancer due to be doing your property ownership legalities in Northamptonshire.There is no ‘factory style conveyancing’ - every client is an important person, not a matter number. The solicitors that we put you in touch with believe that the figure you are quoted for residential conveyancing in Northamptonshire should be the figure that you end up paying.