We hired a local solicitor for my conveyancing in Bradwell recently. After carefully reading the fine print it is apparent thatI am responsible for charges even if the dealdoes not happen. Should I go with them or instruct an internet conveyancing brokerage who offer no-sale-no-fee conveyancing in Bradwell?
It is usually ‘give and take’ in that if "No Completion No Fee" is offered then the conveyancing charges will tend to be be uplifted to counteract those conveyances that do not proceed. You should be mindful that these schemes generally do not cover disbursements for instance Bradwell conveyancing search fees.
My conveyancer has discovered a defect with the lease for the apartment we are buying in Bradwell. The other side have put forward defective title insurance as a workaround. We are happy with insurance and will pay for it. Our conveyancer says that he must ensure that the lender is happy with this solution. Are we the client or is the mortgage company ?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
A colleague suggested that where I am purchasing in Bradwell I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually included in the estimate for your Bradwell conveyancing searches. It is a large document of about 40 pages, listing and detailing significant information about Bradwell around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Bradwell Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information about Bradwell.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what was supposed to be a quick, no chain conveyancing. Bradwell is the location of the property. Can you offer any opinion?
Flying freeholds in Bradwell are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bradwell 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 Bradwell 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.
I was advised by my mortgage company that their approved conveyancers operate no completion no fee basis for conveyancing in Bradwell. Our purchase did not proceed and now the solicitors have requested search fees! They say the fees are nothing to do with their fees!
in promising "no sale no fee" Bradwell conveyancing firms are writing off their fees for any work done. We should point out that this is NOT an insurance scheme. Disbursements aren’t covered – where the solicitor have to pay money out to independent parties, e.g. Bradwell local search fees