Having been recommended your web site we were going to go ahead with a conveyancing solicitor in Bookham listed on your site but have come across alternative costs illustrations via the web appear less pricey – why is this?
One can find many firms of solicitors marketing theoretically looks to be very low prices. We suggest that you think twice about how much you respect your own move to you are willing to be penny wise pound foolish over the quality of the conveyancing. Many of them accentuate a cheap fee to tempt you but plant supplemental charges in the small print..
I am under pressure from the mortgagee in possession of a property in Bookham to complete within four weeks. What can be done to hasten the buying process?
In a situation where you are under pressure for your conveyancing we would recommend that your solicitor is familiar with the location as they will benefit local connections and knowledge. It is possible that they would have conducted otherhouses in the same road. You would be best advised to use a Bookham conveyancing solicitor. Second, ensure that the lawyer is on the lender panel. It is claimed that 18% of Bookham conveyancing deals are held up or derailed after finding out that a buyer’s lawyer was not on their mortgage lender’s panel. This can often result in the legal process being held up by almost 21 days. It is estimated that this issue affects approximately one hundred thousand home moves every year. Almost all Bookham conveyancing firms can not represent certain mortgage companies so do check at the outset.
Do the Building Society Association intend to launch a search tool with a view to to identify practices on the Norwich and Peterborough Building Society conveyancing panel for example in Bookham?
We are not aware of any intention on the part of the BSA to develop such a register.
Have just purchased a probate house at auction in Bookham. Conveyancing is necessary. What happens now?
Now that you are exchanged you will need to hire the services of a conveyancing lawyer quickly as you are faced with a fast approaching a drop dead date to complete the transaction. Every auction property will have a bespoke legal set of papers. This will likely include most,if not all of the paperwork that your lawyer will need. Where you are dealing with leasehold premises the conveyancing papers may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You should give this to the conveyancer instructed by you as soon as possible. You also need to ensure that you have funds in order to complete on the on the contractual date .
I am due to exchange contracts on my house. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, UBS are being pedantic. The Bookham solicitor who is on the UBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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 had an offer accepted on a house in Bookham on 18/3/2019, valuation was booked 3 days later, received a clean bill of health. Solicitor instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Principality and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Principality conveyancing panel. Are Principality entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Principality to deal with your lawyer's application to be on the Principality conveyancing panel. There's no guarantee that your solicitor will be accepted.
My conveyancers in Bookham have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with the bank. Is it case that being on the lender conveyancing panel they need to have retained the file for a prescribed period?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the bank directly.