Just contacted my conveyancing solicitor in Oswestry who completed the legal work two years ago asking for a conveyancing estimate based on an identical type of house move (a leasehold premises and a freehold property) of similar values with a loan from Chelsea Building Society. I am now being quoted twice the amount. Am I right to be tempted to shop around for a cheaper internet property lawyer?
The estimate fees seem a little high. Where you are content to expend time comparing quotes you could get the conveyancing a bit cheaper by say a hundred pounds. That being said, assuming were happy with the legal work the firm gave you couldlive to regret opting for an an unknown solicitor. Remember to enquire that the firm can represent Chelsea Building Society. You can utilise our search tool to select a Oswestry conveyancing firm on the Chelsea Building Society conveyancing panel, which can often include conveyancing solicitors in Oswestry.
The vendors of the home we are looking to purchase have appointed a conveyancing firm in Oswestry who has insisted on a exclusivity contract with a down payment of 5k. Are such arrangements the norm for Oswestry conveyancing transactions?
There are a couple of primary concerns with signing a lock out contract (sometimes referred to as an exclusivity agreement) is that it can distract from making progress with the conveyancing work, so unless it requires little or no negotiation then it may turn out to be a cause of frustration and delay. It is not strongly advocated amongst Oswestry conveyancing lawyers for this reason. A further concern is the extent of the remedies available - an aggrieved buyer is not likely to win an injunction to prohibit the seller completing the sale to an alternative purchaser, so the only remedy open via the contract will be the reimbursement of abortive charges and, in rare situations, the additional payment of damages.
Do lenders provide you with an approved list of Oswestry conveyancing solicitors? How do you know who is on the Yorkshire BS conveyancing panel?
Oswestry conveyancing firms themselves provide us confirmation that they are on the Yorkshire BS conveyancing panel as opposed to being supplied with a list from Yorkshire BS directly.
I have today made my last payment due on my mortgage with RBS. I assume I don't need a Oswestry lawyer on the RBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
Intending to buy a apartment in Oswestry. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB 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 Oswestry conveyancer is on the TSB conveyancing panel.
I was told three weeks ago that my mortgage has been agreed to by Yorkshire BS. Is it usual for Yorkshire BS to only issue the offer once my solicitor in Oswestry is approved on their conveyancing panel? Yorkshire BS have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I'm purchasing my first flat in Oswestry benefiting from help to buy. The sellers refused to reduce the price so I negotiated five thousand pounds worth of extras instead. The property agent told me not to tell my solicitor about this deal as it will impact my loan with Barclays Direct. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My cousin has recommend that I appoint his lawyers for conveyancing in Oswestry. Should I use them?
No doubt the best way to find a conveyancing practitioner is to seek feedback from friends or relatives who have actually experience in using the solicitor you're considering.