I selected a Benton based firm for our conveyancing in Benton last week. Going through the Terms it is apparent thatwe are liable for costs even where the transaction does not complete. Should I go with them or instruct a web based lawyer promoting no completion no charge conveyancing in Benton?

It is usually ‘give and take’ in that if "No Completion No Fee" is advertised then the conveyancing charges will generally be higher to cover those cases that fail to complete. Please beware that such offerings rarely cover expenditure e.g. Benton conveyancing search fees.

Having sold my house in Benton last May yet the purchaser is calling me to moan that their conveyancer needs to hear from mine. What are the post completion sale legalities following completion?

Following your house sale your solicitor should send the transfer deeds and all supplemental paperwork to the buyer’s solicitors. Where relevant, your conveyancer must also evidence that the mortgage has been discharged to the buyers conveyancers. There is unlikely to be post completion formalities unique to conveyancing in Benton.

Is it necessary during the course of the conveyancing process to have a meeting at the offices of the solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in Benton so that I can pop in to their offices if necessary.

These days approved lawyers for banks conduct the vast majority of communications via the post, e-mail or over phone calls. This enables them to conduct the conveyancing transaction regardless of where you live in the country. Nevertheless you should check if you can still book an appointment to visit conveyancing lawyer if you prefer.

What is the difference between a licensed conveyancer and conveyancing solicitor in Benton

There are many registered licenced Conveyancers in Benton and Solicitor firms in Benton to choose from It is important to make clear that the two are regulated professionals specialising in the legal work in the home buying process. The two can handle associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

Is it correct that all Benton CQS (Conveyancing Quality Scheme) solicitors are on the Virgin Money conveyancing list of approved solicitors?

A selection of banks and building societies now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.

I am due to exchange contracts on my flat. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Skipton are being difficult. The Benton solicitor who is on the Skipton conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?

It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton 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.

I am on look out for some leasehold conveyancing in Benton. Before I set the wheels in motion I require certainty as to the number of years remaining on the lease.

If the lease is recorded at the land registry - and most are in Benton - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Benton Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to buying

The prefered form of lease structure is where the freehold interest is in the ownership of the leaseholders. In this situation the leaseholders have being in charge if their destiny and even though a managing agent is usually employed if the building is bigger than a house conversion, the managing agent is directed by the tenants. Plenty Benton leasehold properties will have a service bill for maintenance of the block set on behalf of the freeholder. Where you purchase the apartment you will have to pay this amount, normally quarterly accross the year. This can differ from several hundred pounds to thousands of pounds for bigger purpose-built buildings. In all likelihood there will be a ground rent to be met annual, normally this is not a large amount, say approximately £25-£75 but you should to enquire it because occasionally it could be surprisingly expensive. Who manages the building?