Having been suggested to visit your company we were going to go ahead with a conveyancing solicitor in Keston recommended using your search tool but have come across some other quotes on the internet look cheaper – how come?
There are plenty of websites promoting supposedly cut-price conveyancing, unfortunately it’s common in such cases for supplementalcharges result in the final invoice mounting up beyond all recognition. According to the Legal Ombudsman fees listed in terms and conditions should be honest and reasonable raised The law firms that we put forward for conveyancing in Keston clearly state all charges for a residential conveyancing case.
We are about to exchange buying a property in Keston but as a result of damage from a small fire at the property I have managed to agree reparation from the seller of three thousand pounds by way of a reduction in the price. I had intended this to be dealt with as part of amending the contract yet Santander will not permit this. Should they have been informed?
The property lawyer that is on the Santander approved list is duty bound to inform Santander of any amendments to the sale price. If you were to refuse your conveyancer to report the price change to Santander then they would have to discontinue acting for you. In addition, Santander and you would have to appoint a new property lawyer for your conveyancing in Keston.
Are the Keston conveyancing solicitors identified as being on the Nationwide conveyancing panel, together with their details provided by Nationwide?
Keston conveyancing firms themselves provide us confirmation that they are on the Nationwide conveyancing panel as opposed to being supplied with a list from Nationwide directly.
is it true that all Keston solicitors on the Lloyds conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Lloyds conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Some banks do allow licenced conveyancers on their panel and in that case the organisation would be regulated by the CLC.
After much negotiation I have agreed a price on an apartment in Keston. My financial adviser suggested a conveyancing practitioner. I paid an on account payment of £150. A few days later, the lawyer contacted me to say that they were not on the Lloyds 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 Lloyds 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.
I am due to exchange contracts on my apartment. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Barclays are being a right pain. The Keston solicitor who is on the Barclays conveyancing panel is saying indemnity insurance will be fine 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.
My wife and I have a terraced Edwardian house in Keston. Conveyancing practitioner acted for me and Nottingham Building Society. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold under the matching property. Is it worth asking Nottingham Building Society to clarify?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Keston and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with the conveyancing lawyer who carried out the work.