Just been in touch with my conveyancing solicitor in Wedmore who acted for me 18 months ago and wanted a conveyancing costs illustration based on the same type of house move (a leasehold residence and a freehold premises) of almost identical values with a loan from Nottingham Building Society. I am now being quoted twice the amount. Should I hunt for a cheaper online property lawyer?
The quote is fractionally on the steep side. If you shop around you could get the conveyancing a bit cheaper by perhaps a hundred pounds. On the other hand, assuming were pleased with the service the firm offered you couldlive to regret choosing an an unknown conveyancer. Remember to ensure that the solicitor can represent Nottingham Building Society. You can use our search tool to find a Wedmore conveyancing firm on the Nottingham Building Society conveyancing panel, which can often include conveyancing solicitors in Wedmore.
We see that you have a post code search directory identifying firms on the HSBC conveyancing panel. Do firms pay you a referral fee if I retain them for our conveyancing in Wedmore?
We are a listing service only for law firms wishing to communicate if they are on the HSBC conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Wedmore.
Are all Wedmore Conveyancing Quality Solicitors on the HSBC conveyancing panel?
It is true that some banks and building societies now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
When it comes to mortgage companies such as Santander, do Wedmore conveyancing practitioners have to pay a yearly amount to be on the conveyancing panel?
We are not aware of any lender fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Wedmore solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton 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 Wedmore 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.
I used Arc property Solicitors several years past for my conveyancing in Wedmore. I now require my papers but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Wedmore of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am purchasing a new build house in Wedmore with a loan from Chelsea Building Society. The developers refused to reduce the price so I negotiated £7000 of additionals instead. The estate agent advised me not disclose to my lawyer about the side-deal as it will put at risk my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I decided to have a survey carried out on a house in Wedmore before retaining conveyancers. I have been advised that there is a flying freehold overhang to the house. Our surveyor has said that some banks will not give a mortgage on this type of property.
It depends who your proposed lender is. Lloyds has different requirements for example to Halifax. If you e-mail us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Wedmore. Conveyancing will be smoother if you use a solicitor in Wedmore especially if they are accustomed to such properties in Wedmore.