We are due to complete on the purchase of a property in Sheffield but as a consequence of damage from a small fire at the property I have was able negotiate compensation from the vendor of three thousand pounds in the form of a adjustment in the price. This was going to be addressed as part of the conveyancing process however Kent Reliance are not allowing this. Should they have been approached?
Your conveyancing practitioner that is on a Kent Reliance conveyancing panel is obliged to advise Kent Reliance of any changes to the purchase price. If you were to refuse your conveyancing practitioner to report the reduction to Kent Reliance then they would have to discontinue acting for you. In addition, Kent Reliance and you would have to appoint a new conveyancer for your conveyancing in Sheffield.
Our bank has suggested a law firm on their panel based in Sheffield but I would rather choose a conveyancing lawyer in Sheffield or nearer to where I live. Can you help?
The minority of Sheffield conveyancing practitioners are approved and listed on all lender’s conveyancing panel. Use our search tool to choose a Sheffield conveyancing solicitor on the on the mortgage company panel.
What is your number one tip for finding a conveyancing solicitor in Sheffield
It would be unwise to be tempted by the cheapest Sheffield conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
Is there a list of Bank of Ireland panel conveyancers in Sheffield on the Building Society Association’s Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. Very few lenders make their panel listings open the public on the web. Where you are in need of a Sheffield lawyer on the Bank of Ireland please use our tool.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Sheffield solicitor - who is on the Santander conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander 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. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Sheffield postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in Sheffield.
I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Sheffield is the location of the property. Can you shed any light on this issue?
Flying freeholds in Sheffield are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Sheffield you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sheffield 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.
In my capacity as executor for the will of my father I am disposing of a residence in Newport but reside in Sheffield. My solicitor (approximately 200 kilometers awayhas requested that I execute a stat dec ahead of the transaction finalising. Could you suggest a conveyancing lawyer in Sheffield who can attest and place their company stamp on the document?
strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are located in Sheffield
I'm buying a property in Sheffield. I can find my conveyancer's company on the Law Society's list, but I can't locate my conveyancer's name on the list. Should I be concerned?
Not every individual in the practice must be listed by the regulator. As long there is a manager qualified to 'oversee' the transaction, the actual day-to-day activity can be undertaken by unqualified staff.