We selected a local solicitor for my conveyancing in Runcorn yesterday. Going through the Ts and Cs I noteI am on the hook for charges even if the dealfalls through. Should I go with them or use an internet firm who offer no completion no cost conveyancing in Runcorn?
Generally there is a concession along the lines that if "No Sale No Fee" is advertised then the fee levels will generally be higher to cover those transactions that abort. You should be mindful that these deals tend not to protect you from outlay for instance Runcorn conveyancing search charges.
I sincerely hope you can assist me. My Runcorn conveyancer is advising me that he has toapply for Runcorn conveyancing searches becausethe firm are on the Lloydsconveyancing panel. These Runcorn checks cost a lot of money can this be avoided?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Runcorn conveyancing searches.
I had a mortgage agreed in principle with Yorkshire BS. Runcorn conveyancing solicitors were selected. How long does it take for Yorkshire BS to issue the offer to the lawyer?
There is no definitive answer here. Have Yorkshire BS conducted the survey? Have you informed Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
We expect to receive a AIP from Virgin Money 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 Virgin Money recommend any Runcorn solicitors on the Virgin Money conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Runcorn solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
I have today made my last payment due on my mortgage with Kent Reliance. I assume I don't need a Runcorn conveyancing practitioner on the Kent Reliance panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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 Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
I used Stirling Law several years past for my conveyancing in Runcorn. I now require my papers but the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Runcorn of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Runcorn differ for newly converted properties?
Most buyers of new build residence in Runcorn come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is completed. This is because developers in Runcorn tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Runcorn or who has acted in the same development.
In what way does the Landlord & Tenant Act 1954 impact my commercial property in Runcorn and how can your lawyers assist?
The particular law that you refer to affords protection to business lessees, granting the dueness to make a request to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and help with commercial conveyancing in Runcorn