Just been in touch with my conveyancing solicitor in Somersham who completed the legal work 18 months ago requesting a conveyancing costs illustration based on the same type of home move (a leasehold premises and a freehold premises) of almost identical values with a loan from Skipton Building Society. It looks as though am now being quoted twice the amount. Am I right to be tempted to shop around for a cheaper internet conveyancer?
The costs illustration is slightly on the high side. If you are prepared to expend time contrasting prices you might reduce the fees marginally by as much as £100 plus VAT. That being said, assuming were satisfied with the conveyancing the firm gave you couldcome to regret opting for an an unknown conveyancer. Remember to ensure that the conveyancer can also act for Skipton Building Society. You can use our search tool to get a quote a Somersham conveyancing firm on the Skipton Building Society conveyancing panel, which can often include conveyancing solicitors in Somersham.
My solicitor has identified a a problem with the lease for the flat we are purchasing in Somersham. The seller’s lawyers have put forward title insurance as a workaround. We are happy with insurance and will cover the costs. Our conveyancer has advised that he must be satisfied that the mortgage company is happy with this solution. Who is the client here, us or the mortgage company ?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.
How do I investigate if the solicitor conducting my conveyancing in Somersham is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Nationwide Building Society thus spending £187.00 plus VAT in further legal bill.
You should make use of the find a lender approved solicitor tool on this page. Please choose the lender and type ‘Somersham’ or your preferred area and you will see numerous solicitors located in Somersham or near you.
What is the difference between a licensed conveyancer and conveyancing solicitor in Somersham
There are many registered licenced Conveyancers in Somersham and Solicitor partnerships in Somersham who provide Conveyancing services We would stress that the two are regulated professionals specialising in the legal work in the home buying process. Both can handle other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
We had appointed conveyancing lawyers locally in Somersham on the Nottingham solicitor approved list. They have just billed me a separate charge for the legal aspects of the Nottingham mortgage. Is this an additional conveyancing fee specified by Nottingham?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your lawyer can charge a fee for this. This fee is not dictated by Nottingham but by your Somersham solicitor. Plenty of firms on the Nottingham panel will levy an ‘acting for lender’ fee and others do not.
I have paid off my mortgage with Clydesdale. I assume I don't need a Somersham conveyancer on the Clydesdale panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Clydesdale 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 Clydesdale mortgage from the register. Clydesdale, 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 Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
Do commercial conveyancing searches disclose planned roadworks that may affect a commercial property in Somersham?
Many commercial conveyancing solicitors in Somersham will carry out a SiteSolutions Highways report as it reduces the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Somersham. The search result provides 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 Somersham.
For each commercial conveyancing transaction in Somersham it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Somersham commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Somersham.
My husband and I are first time buyers - had an offer accepted, yet the estate agent advised that the vendor will only go ahead if we instruct their preferred conveyancers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a family conveyancer with experience of conveyancing in Somersham
It is highly unlikely the vendors are driving this. If they desire ‘a quick sale', taking such a hostile approach to a genuine buyer is going to damage their objectives. Contact the sellers directly and make the point that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)but you intend to appoint your preferred Somersham conveyancing lawyers - not the ones that will give the estate agent a commission or achieve conveyancing thresholds demanded by head office.