My best friend’s sister is a conveyancer. I am hopeful that I'll be able to get mate’s pricing for conveyancing, but if not, what kind of costs would I typically be looking at for conveyancing in Claydon?

It’s a good idea to obtain 3 or more like-for-like conveyancing estimates. Do use our search tool on this page. Whilst amounts do be different but service levels do are distinct between law firms as is the case with most professions.

I am acquiring a property without a mortgage in Claydon. I have lived for the last twelve years in Claydon. Conveyancing searches are expensive. Given that I have knowledge of the road and vicinity very well must I have all the conveyancing searches?

Provided that you do not need a home loan, then all but one or two of the Claydon conveyancing searches are optional. Your lawyer will try and sway you, no-doubt strongly, that you should have searches completed, but she has a professional duty to do this. Do consider; if you are likely to sell the house at a future date, it may be of importance to your future buyer what the searches determine. On occasion premises with functional issues can still throw up unexpected search results. A competent conveyancing solicitor in Claydon should provide you some helpful advice here.

We are purchasing a flat in Claydon. It might be a silly question but how we can trust a conveyancer? At some point we have to deposit funds into their account. What protection do we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am due to exchange contracts on my apartment. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, RBS are being problematic. The Claydon solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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 was told two weeks ago that my mortgage has been agreed to by Nottingham. Is it usual for Nottingham to only issue the offer once my solicitor in Claydon is approved on their conveyancing panel? Nottingham have asked my solicitor to see a copy of their PI Insurance.

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nottingham to deal with your lawyer's application to be on the Nottingham conveyancing panel. There's no guarantee that your solicitor will be accepted.

five months have elapsed following my purchase conveyancing in Claydon concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

My son is about to join the property ladder, the home loan was agreed last week in principle. After the seller agreed the offer on the apartment we called the mortgage institution to issue the formal offer. I was disappointed to hear that mortgage lenders do not accept all solicitor, they must be on their panel, is this correct?

Lenders normally restrict either the type or the number of conveyancing solicitors on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Claydon conveyancing practitioner on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.