Recently contacted my conveyancing solicitor in South Brent who completed the legal work two years ago requesting a conveyancing estimate based on the same type of house move (a leasehold premises and a freehold premises) of similar values with a mortgage from Bank of Scotland. It looks as though am now being charged double. Better the devil I know or should I seek out an alternative property lawyer?
The costs illustration is slightly on the high side. If you you were to look around you could decrease the fees marginally by perhaps £125. That being said, assuming were content with the legal work the firm provided you couldcome to rue choosing an an unknown solicitor. If is important to ensure that the firm can act for Bank of Scotland. Do make use of our search tool to select a South Brent conveyancing firm on the Bank of Scotland conveyancing panel, which can often include conveyancing solicitors in South Brent.
The sellers of the house we are looking to purchase have appointed a conveyancing firm in South Brent who has insisted on a lock out contract with a non-refundable deposit 10k. Are such arrangements the norm for South Brent conveyancing transactions?
There are a couple of main downsides with executing a lock out agreement (occasionally referred to as an exclusivity agreement) is that it diverts attention away from moving forward with the conveyancing transaction itself, so in the absence of it needing limited or no negotiation then it may turn out to be unhelpful. It is not particularly popular by South Brent conveyancing lawyers as a result. A supplemental negative is the extent of the remedies available - an aggrieved buyer is very unlikely to be issued with an injunctive ruling by a court to stop the vendor disposing of the property to a third party, so the only remedy available under the contract will be the recovery of abortive costs and, in limited circumstances, the extra payment of damages.
We're in South Brent, First time buyers buying with a mortgage (lender is TSB , and our solicitor is on the TSB conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the TSB conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Please help - my lawyer advises that restrictive coveneant insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in South Brent?
The right level of restrictive coveneant indemnity insurance depends on your lender. It would differ for example between Birmingham Midshires and Bank of Scotland. Conveyancing solicitors as opposed to members of the public take out such insurances.
Is there a list of Virgin Money panel conveyancers in South Brent on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. Very few mortgage companies make their panel listings available over the internet. If you are in need of a South Brent property lawyer on the Virgin Money please make the most of our tool.
I have instructed a South Brent solicitor having checked that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance 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 South Brent 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.
Do commercial conveyancing searches reveal impending roadworks that could affect a commercial property in South Brent?
Its becoming the norm that commercial conveyancing solicitors in South Brent will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in South Brent. The report sets out definitive data 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 South Brent.
For each commercial conveyancing transaction in South Brent 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 result in delays to South Brent commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in South Brent.
I was pointed in your direction by three or four local selling agents in South Brent to locate a conveyancer on your site. Is there a financial advantage for Estate Agents to promote your lawyers ahead of another?
We don’t offer any financial incentive for directing people to this site. We thought it would be too underhand a fee because home movers will think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.