My fiance’s dad is a conveyancer. I am hopeful that I'll be able to get mate’s pricing for conveyancing, but if not, what level of costs should I be expecting for conveyancing in Standish?
It’s wise to look for multiple conveyancing estimates. Make use of our search tool on this site. You will notice that prices may contrast greatly but the service one can expect differ between solicitors as is true with most professions.
We are looking to buy a flat and need a conveyancing solicitor in Standish who is on the RBS conveyancing panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Standish.
The Standish conveyancing firm that I appointed last week on my purchase in Standish have without warning closed. I only went with them because I had to have a solicitor on the Coventry BS conveyancing panel and my previous Standish lawyer was not. I paid them money in advance. What should be my next steps?
If you have an estate agent involved then inform them straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Coventry BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.
We expect to receive a AIP from Aldermore this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Aldermore recommend any Standish solicitors on the Aldermore conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Standish solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.
I am currently in the process of buying my council flat in Standish. I have a mortgage offer with Principality. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Principality, you will need to appoint a solicitor on the Principality conveyancing panel.
I can not work out if my bank requires a lease extension. I have called my Standish bank branch on a couple of occasions and was reassured it wasn't an issue and they will lend. My Standish conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend based on their published requirements. I have no idea who is right.
Your conveyancer has to follow the CML Handbook Part 2 requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I have been told that property searches are the number one reason for delay in Standish house deals. Is this right?
The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of hindrances during the legal transfer of property. Searches are not likely to feature in any slowing down conveyancing in Standish.
We're first time buyers - agreed a price, yet the agent advised that the owners will only issue a contract if we use the agent's recommended solicitors as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a local solicitor with experience of conveyancing in Standish
It is highly unlikely the sellers are behind this. Should the owner want ‘a quick sale', taking such a hostile approach to a serious purchaser is is going to put the whole deal at risk. Speak to the owners direct and explain that (a)you are motivated purchasers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you are going to appoint your preferred Standish conveyancing lawyers - rather thanthe ones that will give their negotiator at the agency a commission or hit his conveyancing targets demanded by senior management.