I was recommended to a conveyancer who has quoted just over a thousand pound for no sale no fee conveyancing in Victoria Docks. I’m looking to sell a Edwardian detached home for £175,000. Is this too much? Is it in excess of the norm for conveyancing in Victoria Docks?
The estimate does seem a tad overpriced. Where you are willing to spend time comparing prices you might reduce the fees slightly by perhaps £125. That being said, you couldcome to regret choosing an an untested conveyancer. Don't forget to check the conveyancer can represent your lender. You can make use of our comparison tool to select a Victoria Docks conveyancing practice on the banks conveyancing panel which can often include conveyancing solicitors in Victoria Docks.
Is it the case that all Victoria Docks solicitor practices on the UBS conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the UBS conveyancing panel they would need to be governed by the SRA. Many lenders do list licenced conveyancers on their panel in which case such practice would be regulated by the Council of Licensed Conveyancers.
It is not clear whether my mortgage offer requires a lease extension. I have called into my local Victoria Docks bank branch on various occasions and was advised it wasn't a problem and they would lend. My Victoria Docks conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend based on their specific requirements. Who do I believe?
As long as the conveyancer is on the bank approved list, they must follow the CML Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender 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 bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I was told four weeks ago that my mortgage has been agreed to by Coventry BS. Is it usual for Coventry BS to only issue the offer once my solicitor in Victoria Docks is approved on their conveyancing panel? Coventry BS have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
A friend advised me that if I am buying in Victoria Docks I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes included in the estimate for your Victoria Docks conveyancing searches. It is a large report of more than thirty pages, listing and detailing important information about Victoria Docks around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Victoria Docks Education with plans and statistics, Local Amenities and other useful data about Victoria Docks.
I used Stirling Law a few years ago for my conveyancing in Victoria Docks. Now, I need the documents but the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Victoria Docks of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a simple, no chain conveyancing. Victoria Docks is the location of the property. What do you suggest?
Flying freeholds in Victoria Docks are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Victoria Docks you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Victoria Docks may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I'm remortgaging a apartment in Victoria Docks. I have found my conveyancer's company on the CLC list, but I can't locate my conveyancer's name as listed on the regulator's website. Is this a big problem?
Not every individual in the law firm must be listed by the regulator. Provided there is a manager qualified to 'oversee' the transaction, the actual day-to-day activity can be conducted by unlicensed staff.