Our family solicitor has sent a quote for £995 for no sale no fee conveyancing in Scarborough. I’m selling a modern property for £200,000. This seems expensive. Is it above what I should be paying for conveyancing in Scarborough?
The estimate does seem marginally steep. If you shop around you may be able to get the conveyancing a bit cheaper by say £100 plus VAT. That being said, you maycome to regret choosing an an untested solicitor. Remember to ensure that the conveyancer can act for your bank. You can make use of our comparison tool to find a Scarborough conveyancing practice on the banks approved list of lawyers which can often include conveyancing solicitors in Scarborough.
I am helping my mother sell her property in Scarborough. Does the conveyancing solicitor commission the EPC or it is for me to coordinate?
Following the abolition of HIPs, energy assessments remained a compulsory part of moving house. An energy performance certificate needs to be commissioned prior to the property being placed on the market. This is not something that solicitors ordinarily arrange. Where you are using a Scarborough conveyancing lawyer they might be willing to arrange energy assessments due to their contacts with reputable Scarborough assessors
I am due to exchange contracts on my house. I had a double glazing fitted in September 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Nottingham are being a right pain. The Scarborough solicitor who is on the Nottingham conveyancing panel is recommending indemnity insurance as a solution but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham 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.
I have instructed a Scarborough property lawyer having checked that they are on the Bank of Ireland conveyancing panel. Does my lawyer arrange the survey of the property?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Scarborough surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Should commercial conveyancing searches reveal planned roadworks that may affect a commercial estate in Scarborough?
Many commercial conveyancing solicitors in Scarborough will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Scarborough. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Scarborough.
For each commercial conveyancing transaction in Scarborough it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Scarborough commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Scarborough.
I'm purchasing a new build house in Scarborough with the aid of help to buy. The builders refused to move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent told me not to tell my solicitor about this extras as it may jeopardize my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.
I have been advised by a couple of local selling agents in Scarborough to choose a property lawyer using your seach tool. What’s the financial inducement for Estate Agents to offer your site rather than another?
We refuse to make any referral fee for directing people our way. We found it would be just too difficult a fee as members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
We are four weeks into a leasehold purchase having been referred to conveyancers by the high street agent to carry out the conveyancing in Scarborough. We are not happy. Can you help me find new conveyancers?
They would need to be really bad in order to consider replacing them. Has your mortgage offer been issued? If so you will need to inform them of the new contact details and get the mortgage documents are re-sent. Your conveyancer needs to be on the banks panel to avoid supplemental expenses and frustration. So that should be your starting point. The search tool should help you find a lender approved solicitor for your conveyancing in Scarborough