I went with a high street solicitor for my conveyancing in Blackfen recently. Upon checking the small print I noteI am on the hook for charges even if our purchase aborts. Should I go with them or choose a web based conveyancing company advertising no-sale-no-fee conveyancing in Blackfen?
Generally there is a compromise along the lines that if "No Completion No Fee" is offered then the conveyancing charges will generally be higher to neutralise those cases that do not proceed. You should be mindful that such arrangements rarely cover expenditure such your Blackfen conveyancing search costs.
My husband and I are only a couple days away from an exchange on a house in Blackfen and my mum and dad have sent the exchange deposit to my conveyancing practitioner. I am now told that as the deposit has been sent from someone other than me my conveyancer needs to make a notification to my lender. I am advised that, in also acting for the mortgage company he must advise them that the balance of the purchase price is coming from anyone other than me. I advised the bank about my parents' contribution when I applied for the home loan, so is it really appropriate for this now to delay the deal?
The solicitor is legally required to clarify with lender to make sure that they understand that the balance of the purchase price is not from your own funds. Your solicitor can only reveal this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
The Blackfen conveyancing lawyers that just started acting on my purchase in Blackfen have without warning shut down. I chose them because I needed a lawyer on the Skipton conveyancing panel and my preferred Blackfen lawyer was not. I sent them a cheque for two hundred pounds in advance. What are my options?
If you have an estate agent involved then let them know immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Skipton 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 should be in a position to help.
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Blackfen is the location of the property. What do you suggest?
Flying freeholds in Blackfen are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Blackfen 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 Blackfen 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 residence.
Should I be concerned by brokers that I am dealing with are suggesting a nationwide conveyancing firm rather than a local Blackfen conveyancing company?
As is the case with lots of service providers, often recommendations from relatives can be worth their weight in gold. Yet there are lots of people with a keen interest in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies might all suggest solicitors to select. Sometimes the conveyancers might be known to one of the organisations as experts in their field, but occasionally there may be a commercial relationship behind the recommendation. You have the right to select your preferred lawyer. Don't forget that most mortgage providers have an approved list of solicitors you have to use for the mortgage related work in your home move.