Much to our surprise we have been notified by our broker that my Watford solicitor is not on the lender Conveyancing panel. How can I be certain whether this is indeed the case?
You need to call your Watford lawyer directly. It is reasonable to expect your lawyer to notify you of the situation. Where they are not on the panel they may recommend you to a Watford conveyancing practice that is on the conveyancing panel for your bank.
Do I have to visit the offices of the solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Watford so that I can pop in to their offices when needed.
Whereas this was necessary ten years ago, almost all banks no longer oblige their conveyancing panel solicitor to witness the borrowers signature. It will still be necessary for you to supply identification documents and there are still manifest advantages to choosing a local solicitor, in your situation a conveyancing solicitor in Watford.
I am helping my sister sell her flat in Watford. Does the conveyancing solicitor order an energy performance certificate or should I organise this?
After the demise of HIPs, energy performance certificates was kept a required component of moving property. An energy assessment must be to hand in advance of the property being marketed. This is not a task that lawyers normally organise. Where you are using a Watford conveyancing practitioner they might be able to arrange EPC’s given their relationships with long established local accredited person
Can I be sure that the Watford conveyancing solicitor on the Bank of Ireland panel is any good?
When it comes to conveyancing in Watford obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer conducting your conveyancing.
I have instructed a Watford property lawyer having checked that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Watford surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
We are purchasing a property and the lawyer has referenced Chancel Repair to which the property may be obligated to pay as it falls into the area of such a church. She has suggested insurance. Is this really required for conveyancing in Watford
Unless a prior purchase of the property completed after 12 October 2013 you can expect lawyers delivering conveyancing in Watford to continue to recommend a chancel search and or chancel repair liability insurance.
My partner has encouraged me to appoint his lawyers for conveyancing in Watford. Do I take his guidance?
No doubt it’s preferable to find a conveyancing solicitor is to have feedback from friends or relatives who have actually experience in using the solicitor that you are are thinking of instructing.
Whilst your website is a good idea there are many lawyers listed near Watford being on the lender conveyancing panel. Can you recommend a specific firm on the bank approved panel?
We are not in the business of recommending one firm above another as the right Watford conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Watford knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..