We note that you have a search directory identifying law firms on the UBS conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Letchworth Garden City?

We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Letchworth Garden City.

Is there a list of RBS panel conveyancers in Letchworth Garden City on the Building Society Association’s Website?

No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lenders make their panel listings open the public over the internet. Where you are in need of a Letchworth Garden City solicitor on the RBS please use our tool.

My offer was accepted on a house in Letchworth Garden City on 19/3/2024, valuation was booked five days after, received a clean bill of health. Conveyancer instructed, so all that was missing was my mortgage offer. Having made daily calls to Coventry BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Coventry BS conveyancing panel. Are Coventry BS entitled to hold back the Mortgage pending the lawyer being on the approved list?

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.

I've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Letchworth Garden City solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland 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. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Letchworth Garden City postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Letchworth Garden City.

Will our conveyancer be making enquiries concerning flooding during the conveyancing in Letchworth Garden City.

The risk of flooding is if increasing concern for lawyers dealing with homes in Letchworth Garden City. Some people will acquire a house in Letchworth Garden City, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not best placed to offer advice on flood risk, but there are a various searches that may be initiated by the purchaser or by their solicitors which can figure out the risks in Letchworth Garden City. The standard information given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual question of the vendor to find out if the property has ever been flooded. In the event that the residence has been flooded in past which is not disclosed by the seller, then a purchaser may commence a compensation claim as a result of such an incorrect reply. The buyer’s lawyers will also order an enviro search. This should higlight whether there is any known flood risk. If so, further inquiries will need to be conducted.

I am using a search engine for the words on line conveyancing in Letchworth Garden City it shows results of numerous solicitorslocally. With so much choice what is the best way to find the right solicitor for me?

The ideal method of seeking the right conveyancer is via trusted testimonial, so enquire of colleagues and family who have purchased a property in Letchworth Garden City or a respected estate agent or mortgage broker. Fees for conveyancing in Letchworth Garden City vary, so it's a good idea to secure a minimum of four fee calculations from varying types of property lawyers. Make sure that you clarify that the fees are fixed.

Please set a few of distinct advantages to instructing a local solicitor in Letchworth Garden City

Many buyers and sellers in Letchworth Garden City prefer a local conveyancing practitioner so that they can pop into the firm’s offices in the event that they have concerns, and to deliver mortgage deeds without using the post.

One could say that there is a marginal advantage in opting for a solicitor local to the house you are buying, due to the familiarity of the region and possible local concerns - nevertheless this is debatable. Many conveyancers carry out their communications via the web and could be anywhere in the world.