We chose a high street firm for my conveyancing in Bilston last week. Upon checking the Terms I notewe are on the hook for costs even if the movefalls through. Should I go with them or use an internet solicitor practice advertising no-sale-no-fee conveyancing in Bilston?
It is usually a trade off in that if "No Completion No Fee" is offered then the fee levels will tend to be be higher to neutralise those transactions that abort. Please beware that these arrangements generally do not cover expenses for example Bilston conveyancing search fees.
We're in Bilston, First timers purchasing with a mortgage (lender is Santander , and our lawyer is on the Santander conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Santander conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Bilston is the location of the property. Can you offer any advice?
Flying freeholds in Bilston are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bilston you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bilston may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Should I be suspicious about estate agents that I am dealing with are encouraging me to use a factory type conveyancing firm rather than a High Street Bilston conveyancing company?
As with lots of service providers, often input from family and friends can be most helpful. Nevertheless there are many players in a conveyancing deal; estate agents, mortgage brokers and banks might all put forward conveyancers to select. Sometimes these solicitors might be known to one of the organisations as one of the best in their field, but sometimes there may be a commercial relationship behind the recommendation. You have the discretion to choose your own conveyancer. You need to be aware that most mortgage providers have an approved list of conveyancers you are obliged to use for the lender related work in your transaction.
My husband and I are first time buyers - had an offer accepted, yet the estate agent advised that the vendor will only proceed if we instruct the agent's recommended conveyancers as they want a ‘quick sale’. My instinct tells me that we should use a high street conveyancer with experience of conveyancing in Bilston
We suspect that the owner is unaware of this requirement. Should the seller want ‘a quick sale', taking such a hostile approach to a genuine purchaser is likely to cause more damage than good. Speak to the vendors direct and make the point that (a)you are serious purchasers (b)you are ready to go, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)however you are going to appoint your own,trusted Bilston conveyancing solicitors - not the ones that will earn the negotiator at the agency a referral fee or achieve conveyancing targets pre-set by senior management.