When can the exchange of contracts happen for sale conveyancing in Thames View and do I need to attend the solicitors office?
If you are in close proximity to one of the conveyancing solicitors in Thames View you are invited in to sign contracts. That being said, the lender approved solicitors we work with provide a countrywide conveyancing service and provide just as diligent and professional a job for you when dealing with you electronically. The executing of the property agreement is not the point of no return. A signed contract is necessary for the conveyancer to officially exchange when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Thames View)to be in the office at the appropriate time.
There are numerous conveyancing solicitors in Thames View but how do I know who I should use?
It would be unwise to be tempted by the cheapest Thames View conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
Is it the case that all Thames View CQS (Conveyancing Quality Scheme) solicitors are on the Lloyds conveyancing panel?
Some major lenders now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Thames View solicitor on the Lloyds panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds 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 Lloyds mortgage from the register. Lloyds, 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 Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
Various internet forums that I have frequented warn that are the primary reason for hinderance in Thames View conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of delays in the conveyancing process. Searches are unlikely to feature in any delay in conveyancing in Thames View.
Are there restrictive covenants that are commonly identified during conveyancing in Thames View?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Thames View. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I have been sourcing a conveyancing lawyer in Thames View for my home move. Is there any facility to review a solicitor's complaints history with the legal regulator?
Anyone may read published Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find information Pre 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The SRA may recorded call for training purposes.
I have today placed an offer on a leasehold flat in Thames View and the broker that we are dealing with suggested his conveyancer. He quoted a thousand pounds plus VAT and 3rd party costs. Does this sound reasonable?
You should not rely on a single estimate. You should seek like-for-like quotes for your conveyancing in Thames View. Then select one that you are comfortable with and crucially, is on the approved list of the lender that you have applied for a mortgage from.