Can the conveyancing solicitors that you recommend execute conveyancing in Biddenham by way of an attended exchange?
We do have a number of conveyancing specialists carrying out one day exchanges. You should e-mail us to obtain a costs illustration and details as to dates.
Why do I have to pay up front when it comes to conveyancing in Biddenham?
Where you are retaining lawyers for conveyancing in Biddenham your solicitor will request that you to provide them with funds to cover the search fees. Generally this is needed to cover the fees of the conveyancing searches. When the deposit is as part of the sale price then this will be asked for shortly prior to exchange of contracts. The closing balance that is needed should be transferred a few days ahead of the completion date.
The Biddenham conveyancing solicitors that I recently instructed on my purchase in Biddenham have suddenly shut down. I chose them because I had to have a lawyer on the Barclays conveyancing panel and my family Biddenham lawyer was not. I gave my credit card details for them to take £195 for searches. What do I do now?
If you have an estate agent involved then inform them straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Barclays conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.
What makes a Biddenham lease unacceptable for security purposes?
There is nothing unique about leasehold conveyancing in Biddenham. Most leases are unique and drafting errors can result in certain provisions are not included. For example, if your lease is missing any of the following, it could be defective:
Clauses dealing with recovering service charges for expenditure on the building or common parts.
You could encounter a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Santander, The Mortgage Works, and Nottingham Building Society all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, forcing the purchaser to pull out.
Leasehold Conveyancing in Biddenham - Examples of Questions you should consider before buying
Please tell me if there are any major works in the near future that could increase the service fees? Who is in charge of the block? What is the length of the lease?
Me and my fiance have recently had an offer accepted on a property and had an appointment on Wednesday with the Post Office for the mortgage. They advised me that when it comes to appointing a lawyer that if they are not on their approved list of conveyancing practitioners then we will incur an extra fee of £200. This is because they would then have to appoint a solicitor to act on their behalf in addition to the one we select on our behalf and we assume responsibility for their invoice. I have asked the Post Office to supply me with a list so I can obtain estimates only from their approved conveyancers but was told they dont have such a list to hand over. Is there a list online?
Ask the Post Office what their panel criteria is for a conveyancer.Then ask the conveyancer of your choice whether they meet the criteria and have they acted on mortgages for the Post Office before. Where the answer to those is yes, then just clarify this with the Post Office. Another option is to utilise our search facility and we may be able to locate a solicitor in Biddenham on the panel for the Post Office.