I hired a high street solicitor for our conveyancing in Aberaeron yesterday. Upon checking the Terms and Conditions I seeI am responsible for fees even if the sale aborts. Would I be best advised to instruct an on-line conveyancing brokerage who offer no completion no charge conveyancing in Aberaeron?
It is usually ‘give and take’ in that if "No Completion No Fee" is available then the fee levels will tend to be be uplifted to cover those cases that abort. Also remember that such offerings rarely protect you from expenses such as Aberaeron conveyancing search expenses.
Can you clarify what the consequences are if my lawyer’s firm is expelled from the Lloyds Solicitor panel ahead of completing my conveyancing in Aberaeron?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
My wife and I are close to exchanging contracts on the sale of our home in Aberaeron and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any local lawyer would know that there is no such problem. It does beg the question why the buyers used an internet conveyancing outfit as opposed to a conveyancing solicitor in Aberaeron. We have lived in Aberaeron for three years we know that this is a non issue. Do we get in touch with our local Authority to seek clarification that the buyers are looking for.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
Despite weeks of looking the Title Certificate and documents to my property are lost. The conveyancers who conducted the conveyancing in Aberaeron 10 years ago have long since closed. What do I do?
As long as the title is registered the details of your ownership will be retained by HMLR under a Title Number. It is possible to conduct a search at the Land Registry, identify your house and order up to date copies of the property title for a small fee. Where the property is Leasehold then the Land Registry will in most cases hold a file copy of the Registered Lease and again, a copy can be ordered for twenty pounds.
Do I need to be concerned about brokers that I am dealing with are recommending a nationwide conveyancing firm as opposed to a local Aberaeron conveyancing company?
As is the case with lots of service providers, often suggestions from relatives can be worth their weight in gold. But there are many players in a conveyancing transaction; estate agents, mortgage brokers and banks may suggest conveyancers to choose. On occasion these solicitors might be known to one of the organisations as being good in their field, but sometimes there exists a financial incentive behind the recommendation. You are free to select your preferred lawyer. Don't forget that the majority of banks specify a panel list of solicitors you must use for the lender related work in your conveyancing.