The vendors of the house we are purchasing hired a conveyancing practitioner in Shinfield who has recommended a preliminary contract with a deposit two thousand pounds. Are such agreements sensible?
There are two main downsides with entering into any lock out agreement (occasionally known as a no-shop agreement) is that it diverts attention away from progressing with the conveyancing work, so in the absence of it needing minimal or no negotiation then it may transpire to be a cause of frustration and delay. It is not particularly popular by Shinfield conveyancing lawyers for this reason. A further negative is the extent of the remedies available - a jilted buyer is very unlikely to be issued with an injunctive ruling by a court to prevent the owner completing the sale to an alternative purchaser, so the only remedy open via the contract will be the recovery of wasted costs and, in restricted circumstances, the extra payment of damages.
When it comes to lenders such as HSBC, do Shinfield conveyancing practitioners incur a yearly amount to be on the conveyancing panel?
We are not aware of any bank fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
We had chosen solicitors based in Shinfield on the Clydesdale solicitor panel. They are now charging me a further charge for the legal aspects of the Clydesdale mortgage. Is this a supplemental conveyancing fee specified by Clydesdale?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your conveyancing practitioner is entitled to charge a fee for this. This fee is not set by Clydesdale but by your Shinfield property lawyer. Plenty of firms on the Clydesdale panel will levy an ‘acting for lender’ fee and others do not.
I am expecting a DIP from Barclays this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Barclays recommend any Shinfield solicitors on the Barclays conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Shinfield solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
I have been told that property searches are a common reason for delay in Shinfield house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) released conclusions of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of delays during the legal transfer of property. Local searches are not likely to feature in any slowing down conveyancing in Shinfield.
I opted to have a survey completed on a house in Shinfield before instructing conveyancers. I have been informed that there is a flying freehold aspect to the property. The surveyor advised that some banks will refuse to issue a mortgage on such a property.
It depends who your proposed lender is. HSBC has different requirements for example to Birmingham Midshires. If you e-mail us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Shinfield. Conveyancing will be smoother if you use a solicitor in Shinfield especially if they are acquainted with such properties in Shinfield.
Am I best advised to instruct a Shinfield conveyancing lawyer based in the vicinity that I am hoping to buy? We have a good friend who can conduct the legal work however her office is a couple of hundredmiles drive away.
The primary upside of using a high street Shinfield conveyancing practice is that you can drop in to sign documents, present your ID and pester them if necessary. Having local Shinfield know how is a plus. That being said nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and on the whole were impressed that must outweigh using an unknown Shinfield conveyancing lawyer just because they are round the corner.
Please can you refer me to a property lawyer for buying a bungalow? Ideally someone in Shinfield, who will communicate via email - not someone who insists on a letter in the post or fax.
LenderPanel.com is limited to being a directory service for conveyancing practitioners who wish to be listed as being on the approved conveyancing panel for Barclays in certain locations for instance Shinfield . We dont recommend any specific conveyancing practitioner.