At long last a loan offer from Nationwide for the remortgage of my 3 bedroom flat is due by the end of next week. Could you put forward a cheap conveyancing law firm in The Park?
You are on the wrong site if you are seeking cut-price fees for conveyancing solicitors in The Park. We can offer you affordable conveyancing but we do not aim to advertise as being the cheapest. Resist the temptation to appoint companies offering the bait of ninety nine pound conveyancing in The Park. At best, in choosing a lawyer for low cost conveyancing, you will get your money’s worth and at worst it will result in you spending a lot in extras and still not end up with the service required.
Some advice if I may. My The Park solicitor is advising me that he has toorder The Park conveyancing searches resulting from the fact thatthe firm are on the Lloydsapproved lawyer panel. These The Park searches cost a lot of money can this be avoided?
You have limited options available to you. As you are obtaining a home loan with a bank your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out The Park conveyancing searches.
I own a freehold residence in The Park but still invoiced for rent, why is this and what is this?
It is rare for properties in The Park and has limited impact for conveyancing in The Park but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.
Will our lawyer be asking questions about flooding as part of the conveyancing in The Park.
Flooding is a growing risk for solicitors dealing with homes in The Park. There are those who buy a property in The Park, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Solicitors are not qualified to give advice on flood risk, but there are a numerous checks that can be carried out by the buyer or by their lawyers which should figure out the risks in The Park. The conventional set of property information forms supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the seller to discover if the premises has ever been flooded. If flooding has previously occurred and is not notified by the vendor, then a buyer could bring a legal claim for losses as a result of such an inaccurate response. A purchaser’s lawyers will also order an enviro search. This will reveal whether there is a recorded flood risk. If so, further investigations should be carried out.
I have been pointed in your direction by a few property agents in The Park to choose a conveyancer using your seach tool. Is there a financial advantage for Estate Agents to market your services over and above alternative conveyancing organisations?
We refuse to offer any financial incentive for pointing buyers and sellers our way. We found it would be just too difficult a fee as members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
Am I best advised to go with a The Park conveyancing solicitor who is local to the property I am hoping to buy? We have a good friend who can conduct the legal formalities but his firm is located 400miles away.
The benefit of a high street The Park conveyancing practice is that you can attend the office to execute documents, present your identification documents and apply pressure on them where appropriate. Having local The Park know how is a plus. However it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and they were impressed that must surpass using an unfamiliar The Park conveyancing lawyer just because they are round the corner.