Our family lawyer has sent a quote for £995 for no sale no fee conveyancing in Benton. I am looking to sell a purpose built detached home for £300,000. This appears too much. Is it above what I should be paying for conveyancing in Benton?

The estimate does seem marginally overpriced. Where you are willing to invest time comparing prices you might decrease the fees slightly by perhaps a hundred pounds. That being said, you mightlive to regret choosing an an untested lawyer. Don't forget to be sure the conveyancer can represent your bank. Do utilise our search tool to select a Benton conveyancing company on the lender’s approved list of lawyers which can often include conveyancing solicitors in Benton.

Due to move into my new home in Benton next Thursday. My conveyancer now wants me to supply her with proof of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the lender. What does the insurance need to cover?

Any lawyer on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook conditions. These obligations are not unique to conveyancing in Benton.

What is the difference between a licensed conveyancer and conveyancing solicitor in Benton

There are many registered licenced Conveyancers in Benton and Solicitor firms in Benton who can assist with your conveyancing It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal work in transferring property. They may both also handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

Are all Benton Conveyancing Quality Solicitors on the Virgin Money conveyancing panel?

Some major lenders now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.

I am selling my flat. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Barclays are being problematic. The Benton solicitor who is on the Barclays conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?

It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays 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.

I've recently found out that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Benton is the location of the property. Is there any advice you can impart?

Flying freeholds in Benton are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Benton you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Benton 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 residence.

Last November I purchased a leasehold flat in Benton. Am I liable to pay service charges for periods before my ownership?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Benton Conveyancing for Leasehold Flats - Sample of Queries before buying

Generally speaking the outlay for major works are not included within maintenance charges, although there some managing agents in Benton obliged tenants to contribute towards a sinking fund and this is used to offset against larger repairs or maintenance. What is the length of the lease?