I instructed a high street firm for my conveyancing in Belvedere recently. Reviewing the terms of engagement I noteI am on the hook for charges even if the movedoes not go ahead. Should I go with them or use an on-line conveyancing brokerage who offer no-sale-no-fee conveyancing in Belvedere?
It is usually ‘give and take’ in that if "No Completion No Fee" is advertised then the fee levels will generally be uplifted to cover those cases that do not proceed. You should be mindful that such schemes generally do not cover expenditure for example Belvedere conveyancing search costs.
The Belvedere conveyancing firm handling our Belvedere conveyancing has uncovered a difference when comparing the surveyor’s assumptions in the valuation report and what is in the conveyancing documents. My lawyer says that he must check that the bank is OK with this discrepancy and is content to go ahead. Is my lawyer’s course or action correct?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
We intend to purchase a newly converted flat in Belvedere with a mortgage from Barclays Direct.We use our Belvedere conveyancing solicitor but Barclays Direct says his firm is not on their approved list of firms. We have to appoint a Barclays Direct panel solicitor or retain our local solicitor and fork out for a Barclays Direct panel lawyer to act for them. This seems very unfair; Can we not simply insist that Barclays Direct use our lawyer?
Unfortunately,no. The mortgage issued to you contains terms and conditions, one of which will be that conveyancers will be on the Barclays Direct approved list. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Barclays Direct
Various web forums that I have come across warn that are a common reason for stalling in Belvedere house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of hindrances in the conveyancing process. Local searches are not likely to be the root cause of holding up conveyancing in Belvedere.
I have todaydiscovered that Arc property Solicitors have closed. They carried out my conveyancing in Belvedere for a purchase of a leasehold apartment 9 months ago. How can I be sure that my home is in my name in the name of the previous owner?
The easiest way to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Belvedere conveyancing specialists.