I was recommended to a conveyancer who has sent a quote for £1350 for no sale no fee conveyancing in South Ruislip. I am selling a Victorian detached home for £300,000. Are these conveyancing fees excessive? Is it in excess of the norm for conveyancing in South Ruislip?
The charges are a bit high. If you are willing to spend time comparing costs you might shave off some of the cost by as much as £125. That being said, you mightcome to rue choosing an a cheaper conveyancer. If is important to check the conveyancer can represent your lender. You can utilise our search tool to choose a South Ruislip conveyancing company on the lender’s approved list of lawyers which can often include conveyancing solicitors in South Ruislip.
It is is a decade since I acquired my house in South Ruislip. Conveyancing lawyers have just been appointed on the sale but I can't locate my title documents. Is this a problem?
You need not be too concerned. First the deeds may be kept by the lender or they could be in the possession of the solicitor who oversaw your purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring current official copies of the land registers. The vast majority of conveyancing in South Ruislip relates to registered property but in the unlikely event that your home is not registered it is more problematic but is not insurmountable.
is it true that all South Ruislip conveyancing solicitors on the Principality conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Principality conveyancing panel they would need to be governed by the SRA. Many lenders do list licenced conveyancers on their panel in which case such organisation would be governed by the Council of Licensed Conveyancers.
Last month we had a mortgage agreed in principle with Leeds Building Society. South Ruislip conveyancing practitioners have been instructed. What is the average time that one could expect to receive a mortgage offer from Leeds Building Society?
There is no definitive answer here. Have Leeds Building Society conducted the valuation? Have you advised Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am due to exchange contracts on my apartment. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Bank of Ireland are being difficult. The South Ruislip solicitor who is on the Bank of Ireland conveyancing panel is saying indemnity insurance will be fine but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.
Will commercial conveyancing searches reveal proposed roadworks that could affect a commercial land in South Ruislip?
Its becoming the norm that commercial conveyancing solicitors in South Ruislip will perform 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 South Ruislip. The search result provides 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 Ruislip.
For every commercial conveyancing transaction in South Ruislip 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 can cause delays to South Ruislip 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 Ruislip.
How does conveyancing in South Ruislip differ for new build properties?
Most buyers of new build property in South Ruislip contact us having been asked by the builder to sign contracts and commit to the purchase even before the property is built. This is because new home sellers in South Ruislip usually buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in South Ruislip or who has acted in the same development.
My husband and I are first time buyers - agreed a price, yet the agent has warned us that the owners will only proceed if we use the agent's chosen lawyers as they are insisting on an ‘expedited deal’. We would rather use a local conveyancer used to conveyancing in South Ruislip
We suspect that the owner is unaware of this ultimatum. If they desire ‘a quick sale', turning down a genuine purchaser is not the way to achieve this. Contact the owners directly and make the point that (a)you are serious purchasers (b)you are ready to progress, with finances arranged © you are chain free (d) you intend to proceed fast (e)however you intend to use your preferred South Ruislip conveyancing firm - not the ones that will earn their estate agent a kickback or meet his conveyancing figures pre-set by senior management.