My family lawyer has given a fee calculation of £995 for no sale no fee conveyancing in Southmead. I am hoping to sell a Edwardian detached home for £225,000. This sounds overpriced. Is it in excess of the average fee for conveyancing in Southmead?
The charges are a bit high. If you shop around you might reduce the fees slightly by say £100 plus VAT. On the other hand, you mightlive to regret opting for an an untested conveyancer. Remember to be sure the conveyancer can also act for your bank. You can employ our search tool to get a quote a Southmead conveyancing firm on the banks conveyancing panel which can often include conveyancing solicitors in Southmead.
As someone with no idea as to the Southmead conveyancing process what’s your top tip you can impart for the ownership transfer in Southmead
Not many law firms shout this from the rooftops but conveyancing in Southmead or throughout Bristol is often a confrontational process. Put another way, when it comes to conveyancing there is plenty of room for conflict between you and other parties involved in the ownership transfer. E.g., the seller, selling agent and sometimes the mortgage company. Selecting a lawyer for your conveyancing in Southmead should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the legal process whose responsibility is to look after your legal interests and to protect you.
We are witnessing a distinct ongoing adversarial element to conveyancing- someone must be blamed for the process taking so long. You your first instinct should be to trust your lawyer above all other players when it comes to the legal transfer of property.
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Southmead lawyer on the Clydesdale panel to remove the mortgage at the Land Registry. Am I right?
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
Completion of my purchase has taken place for my property in Southmead. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I am selling my flat. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Coventry BS are being pedantic. The Southmead solicitor who is on the Coventry BS conveyancing panel is recommending indemnity insurance as a solution but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS 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 impending roadworks that could impact a commercial property in Southmead?
Many commercial conveyancing solicitors in Southmead will perform a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Southmead. The report sets out 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 Southmead.
For every commercial conveyancing transaction in Southmead it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can cause delays to Southmead commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Southmead.
How does conveyancing in Southmead differ for new build properties?
Most buyers of new build premises in Southmead approach us having been asked by the builder to exchange contracts and commit to the purchase even before the property is completed. This is because new home sellers in Southmead tend to buy the real estate, 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 property lawyers 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 Southmead or who has acted in the same development.
I am using a search engine for the words on line conveyancing in Southmead it shows results of many solicitorsin the area. How do I determine which is the suitable conveyancer for my move?
The preferential way of seeking a suitable conveyancer is through a trusted referral, so seek the opinion of friends and relatives who have acquired a property in Southmead or the respected estate agent or financial adviser. Fees for conveyancing in Southmead differ, so it's sensible to obtain at least three estimates from different conveyancers. Make sure that you know that the fees are fixed.