Why would I instruct a Crewe conveyancing solicitors firm given that web based conveyancers are cheap by comparison?

To take your time to find scrutinise conveyancing costs in Crewe and you should seek a competitive quote but don’t become consumed with sourcing the cheapest Crewe conveyancer. Appointing the right conveyancer can mark the difference between a seamless and a frustrating move. It is important that you ensure that you have expert advice from a specialist conveyancer. An e-mail can never replace a phone call and are no substitute for a face to face consultation. Our partner firms will allocate you a qualified and trusted conveyancing solicitor that will tackle your conveyancing from start to finish, providing a level of hand holding that you are unlikely to received from an internet conveyancer. He or She will keep you updated as to any developments making sure that you are never in the dark. Should it ever be necessary to call the firm you will know who to ask for and we'll be sure you are in the know.

Last month we had a mortgage agreed in principle with RBS. Crewe conveyancing solicitors were instructed. How long does it take for RBS to send the offer to the property lawyer?

Some lenders take longer than others. Have RBS done the valuation? Have you advised RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

The formalities of my remortgage has taken place for my property in Crewe. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

I recently had an offer accepted on an apartment in Crewe. My mortgage broker recommended their conveyancers. I paid an on account payment of £225. A few days later, the property lawyer called me embarrassingly acknowledging that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Will my solicitor be raising questions about flooding during the conveyancing in Crewe.

Flooding is a growing risk for solicitors dealing with homes in Crewe. There are those who acquire a property in Crewe, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.

Conveyancers are not qualified to give advice on flood risk, but there are a number of checks that can be undertaken by the purchaser or on a buyer’s behalf which should give them a better appreciation of the risks in Crewe. The conventional set of completed inquiry forms sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a usual question of the seller to discover whether the premises has suffered from flooding. In the event that flooding has previously occurred which is not revealed by the seller, then a buyer may bring a legal claim for losses as a result of such an misleading response. A buyer’s solicitors should also order an enviro report. This should disclose if there is any known flood risk. If so, further investigations will need to be made.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. Crewe is the location of the property. What do you suggest?

Flying freeholds in Crewe are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Crewe you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Crewe may determine 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.

Should I use a Crewe conveyancing practitioner who is local to the property I am buying? I have an old university friend who can execute the conveyancing but his firm is located 300kilometers away.

The primary upside of using a local Crewe conveyancing practice is that you can drop in to sign documents, present your identification documents and apply pressure on them where appropriate. They will also have local insight which is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and on the whole were happy that must outweigh using an unfamiliar Crewe conveyancing lawyer just because they are based in the area.