Just contacted my conveyancing solicitor in Carmel who acted for me 18 months ago and wanted a conveyancing estimate based on the same type of house sale & purchase (a leasehold property and a freehold property) of similar values with a loan from Santander. It looks as though am now being charged double. Am I right to be tempted to shop around for a cheaper online firm of conveyancing solicitor?
The estimate does seem a little overpriced. Where you are content to invest time scrutinising costs you could get the conveyancing a bit cheaper by as much as £100 plus VAT. That being said, assuming were content with the service the firm offered you couldlive to regret opting for an a cheaper solicitor. Remember to be sure the conveyancer can also act for Santander. Do employ our search tool to locate a Carmel conveyancing firm on the Santander conveyancing panel, which can often include conveyancing solicitors in Carmel.
Is there a reason why leasehold purchase conveyancing in Carmel is more expensive?
Carmel leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.
We previously appointed conveyancing lawyers located in Carmel on the Principality solicitor panel. They are now charging me a separate charge for the legal aspects of the Principality mortgage. Is this a supplemental conveyancing fee specified by Principality?
Provided it is contained in their Terms of Engagement or Quote then yes your conveyancing practitioner can charge a fee for this. The fee is not set by Principality but by your Carmel property lawyer. Some firms on the Principality panel will quote ’dealing with mortgage’ fee but many practices include it on their overall fee.
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Carmel bank branch on numerous occasions and was told they are content with the situation and they would lend. My Carmel conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
The conveyancing practitioner must comply with the Council of Mortgage Lenders’ Handbook Part 2 specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am selling my flat. I had a double glazing fitted in August 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Principality are being problematic. The Carmel solicitor who is on the Principality conveyancing panel is recommending indemnity insurance as a solution but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality 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.
How does conveyancing in Carmel differ for newly converted properties?
Most buyers of new build premises in Carmel contact us having been asked by the developer to sign contracts and commit to the purchase even before the house is constructed. This is because house builders in Carmel tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Carmel or who has acted in the same development.
My partner and I are FTB’s just having agreed a price on a property in Carmel, and need to get solicitors appointed. We have made use of the numerous comparison based websites and the results are from all over the the UK. Is it essential to have a Carmel conveyancer local to our potential property? We are content to do everything electronically, but I assume at some stage we may be required to attend the conveyancer's office to sign papers?
The property lawyer does not need to be in Carmel, but choosing local means that you have the option to attend their offices if you need to, for instance, if a signature is needed urgently. In addition, a Carmel solicitor is likely to be familiar with local agents and (if the vendor has chosen a local conveyancer) with them, which should help smooth the process.