I am expecting a mortgage with Nat West. I would like to use a Licensed Conveyancer in Cromer. Does the Nat West Solicitor panel include conveyancers regulated by the CLC?
The Nat West conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
I am considering applying for a Nottingham mortgage for purchase of a new build (under development) in Cromer with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Nottingham ?
There is nothing to stop you using your solicitor, but Nottingham will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
I am assisting my sister sell her house in Cromer. Does the conveyancing solicitor arrange an energy performance certificate or should I organise this?
Following the demise of Home Information Packs, EPC’s was left as a mandatory part of selling a house. An EPC should be to hand prior to the property being marketed. This is not as aspect of the sale process that solicitors normally organise. Where you are using a Cromer conveyancing solicitor they may help arrange energy performance certificates given their contacts with long established local accredited person
Have just purchased a probate house at auction in Cromer. Conveyancing is required. What happens now?
Having for all intents and purposes signed on the dotted line you should hire the services of a conveyancing lawyer as a matter of urgency as you are facing a pending deadline in which to complete the transaction. All auction property will ordinarily have a bespoke legal set of papers. This should include most,if not all of the paperwork that your lawyer requires. Where you are dealing with leasehold property the legal papers may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You need to give this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that your finances are in order to complete the transaction on the set completion date.
My wife and I are spending time viewing houses in Cromer and I am now considering a potential offer. Is it premature to have a solicitor in place? I intend to finance via a home loan with UBS.
You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are seeking a mortgage with UBS, ask your prospective lawyers if they are on the UBS conveyancing panel otherwise they can't do the mortgage legal work.
I require fast conveyancing in Cromer as I am faced with pressure to exchange contracts within one month. Fortunately I do not need a mortgage. Can I escape the need for conveyancing searches to save fees and time?
If.Given you are not taking a home loan you are at free not to have searches conducted although no law firm would suggest that you don't. Drawing on years of experience of conveyancing in Cromer the following are instances of what can crop up and adversely affect future saleability: Enforcement Actions, Outstanding Fees, Overdue Grants, Road Schemes,...
What should I expect to pay for conveyancing in Cromer?
The total sum charged for Cromer conveyancing charges are likely to be calculated at:
- a standard fee; or
- on a time spent basis (i.e. the time spent on the particular case).
In practice very few Cromer conveyancing solicitors invoice on an hourly basis