We hired a local firm for our conveyancing in Southgate recently. Upon checking the Terms I notewe are responsible for charges even if the sale aborts. Should I go with them or instruct a web based solicitor practice offering no-sale-no-fee conveyancing in Southgate?
Generally there is a compromise along the lines that if "No Completion No Fee" is offered then the fee levels will tend to be be more expensive to offset those conveyances that do not proceed. Do bear in mind that such schemes tend not to cover expenditure e.g. Southgate conveyancing search charges.
How up to date is your database of Southgate solicitors on the RBS conveyancing panel? Do RBS send you an updated list?
Southgate conveyancing firms themselves provide us confirmation that they are on the RBS conveyancing panel as opposed to being supplied with a list from RBS directly.
How can we know in advance if a Southgate conveyancing solicitor on the Virgin Money panel is any good?
When it comes to conveyancing in Southgate getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor carrying out your conveyancing.
It is unclear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Southgate building society branch on various occasions and was reassured it wasn't an issue and they will lend. My Southgate conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they will not lend based on their specific requirements. I have no idea who is right.
Provided that the lawyer is on the bank panel, they must follow the Council of Mortgage Lenders’ Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
Clydesdale have agreed my home loan in principle, my offer on a flat in Southgate has been accepted, now what?
The estate agent will want to know who your solicitors are (ensure that the lawyers are on the bank’s panel). Call up Clydesdale or the financial adviser and complete any appropriate paperwork. Clydesdale will sellect a valuer who will get in touch with the selling agent or vendor to book an appointment. Once carried out (assuming no problems) it takes approximately a week to receive the mortgage offer. Clydesdale will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Southgate.
I decided to have a survey completed on a property in Southgate in advance of retaining solicitors. I have been advised that there is a flying freehold aspect to the property. My surveyor has said that some lenders will refuse to give a loan on such a house.
It depends who your proposed lender is. Lloyds has different instructions from Halifax. If you e-mail us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Southgate. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Southgate to see if the conveyancing costs will increase in light of this.
I have been recommended by numerous selling agents in Southgate to choose a conveyancer on your site. Is there a financial incentive for Estate Agents to offer your services over another?
We refuse to give any financial incentive for directing people in our direction. We thought it would be too underhand a fee as home movers will think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
I see that you have a post code search directory listing solicitors on the mortgage company conveyancing panel. Do Southgate conveyancing companies pay you a referral fee if I instruct them for my conveyancing?
We are a listing service only for law firms wishing to communicate if they are on the bank conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Southgate.