Why do I have to pay up front when it comes to conveyancing in Biddenham?
If you are buying a property in Biddenham your lawyer will ask you put them with monies to cover the the cost of the conveyancing searches. Normally this is requested to cover the fees of the Local Authority Search. When the down payment is as part of the sale price then this should be needed immediately ahead of exchange of contracts. Any further balance that is needed will be payable shortly before completion.
There are a variety of conveyancing solicitors in Biddenham but how do I know who's good?
It would be unwise to be swayed by the cheapest Biddenham conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
Is it the case that all Biddenham CQS (Conveyancing Quality Scheme) solicitors are on the Co-operative conveyancing panel?
A selection of lenders now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
I was told four weeks ago that my mortgage has been agreed to by Bank of Ireland. Is it usual for Bank of Ireland to only issue the offer once my solicitor in Biddenham is approved on their conveyancing panel? Bank of Ireland have asked my solicitor to see a copy of their PI Insurance.
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 Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.
I am downsizing from our house in Biddenham and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers are using a factory type conveyancing firm rather than a conveyancing solicitor in Biddenham. We have lived in Biddenham for 4 years we know that this is a non issue. Do we get in touch with our local Authority to get clarification that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You should enquire of 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 ailment)
Despite weeks of looking the Title Certificate and documents to my home can not be found. The solicitors who did the conveyancing in Biddenham 5 years ago no longer exist. What do I do?
You no longer need to have the physical deeds to evidence that you are the owner of your registered land or premises, as the Land Registry have everything they need in a digital format.
Due to the advice of my in-laws I had a survey completed on a property in Biddenham ahead of instructing conveyancers. I have been informed that there is a flying freehold element to the property. The surveyor advised that some lenders tend refuse to give a loan on a flying freehold house.
It depends who your proposed lender is. HSBC has different instructions from Nationwide. If you e-mail us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Biddenham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Biddenham to see if the conveyancing costs will increase in light of this.