We note that you have a search directory listing solicitors on the Nottingham conveyancing panel. Do firms pay you a commission if I retain them for our own conveyancing in Acle?
We are a listing service only for law firms wishing to communicate if they are on the Nottingham conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Acle.
We had chosen solicitors located in Acle on the Kent Reliance solicitor panel. They have just invoiced me an additional charge for handling the Kent Reliance mortgage. Is this a supplemental conveyancing fee specified by Kent Reliance?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your conveyancer may levy a fee for this. The fee is not dictated by Kent Reliance but by your Acle solicitor. Some firms on the Kent Reliance panel will quote an ‘acting for lender’ fee but many firms incorporate it on their overall fee.
We are getting the release of further monies on our mortgage from Nottingham as we want to carry out alterations to our house in Acle. Are we obliged to select a bricks and mortar Acle solicitor on the Nottingham conveyancing panel to deal with the legals?
Nottingham would not normally require a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham conveyancing panel.
I am due to exchange contracts on my house. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Clydesdale are being pedantic. The Acle solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
The deeds to my property are lost. The conveyancers who did the conveyancing in Acle 10 years ago have long since closed. Will I be able to sell the house?
Gone are the days when you need to hold title original deeds to evidence that you are the owner of your registered land or premises, given that the Land Registry have everything they need in a digital format.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Acle is the location of the property. Is there any guidance you can impart?
Flying freeholds in Acle are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Acle you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Acle may ascertain 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 need to find a conveyancing solicitor for freehold conveyancing in Acle. I've chance upon a site which looks to be the ideal offering If it is possible to get all the legals done via web that would be ideal. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?