I am in the market for a low cost property lawyer. Do I opt for a nationwide conveyancer or a high street Durham conveyancing solicitor?
Generally conveyancing practitioners in your neck of the woods will have excellent alliances with your local authority, which can help with your Durham conveyancing searches that your conveyancer will inevitably need. It can only be a plus if they have existing relationships with the Local Land Registry Office your area Durham, other property lawyers in the location and Durham Estate Agents.
Can the conveyancing solicitors that you recommend carry out auction conveyancing in Durham?
There are a number of auction practitioners we can connect you with those who can conduct auction conveyancing. Durham is just one of the many areas of where our lawyers have offices.
When can the exchange of contracts happen for purchase conveyancing in Durham and am I required to attend the lawyers office?
If you are local to one of the conveyancing solicitors in Durham you are invited in to sign contracts. That being said, the law practices we work with supply countrywide coverage for conveyancing and provide just as diligent and professional a job for you when dealing with you digitally. The signing of the purchase agreement is not the point of no return. Signing on the dotted line is just a prerequisite for the firm to exchange contracts when the time is right, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Durham)to be in the office at the appropriate time.
This question may be naive but I am unseasoned as FTB of a ground floor flat in Durham. Do I pick up the keys to the premises on completion from my conveyancer? If this is the case, I will find a local conveyancing solicitor in Durham?
On the day of completion you will not be required to go to the conveyancers office in Durham. Conveyancing lawyers for you will transfer the completion advance to the seller's solicitors, and once they have received this, you will be invited to pick up the keys from the property Agents and move into your new home. This tends to happen between 1 and 3pm.
I am due to exchange contracts on my house. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, HSBC are being pedantic. The Durham solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC 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 have finally had an offer on an apartment in Durham agreed to, but there is a chain. The sellers have offered on a property, but it’s not yet tied up, and have viewings of other properties in the pipeline. I have chosen a local conveyancing solicitor in Durham. What should be my next step? At what point do I apply for the mortgage with Coventry BS?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx one thousand pounds, then valuation, Durham conveyancing search fees, etc). The first course of action is to ensure that your conveyancer is on the Coventry BS conveyancing panel. Concerning the subsequent steps this very much depends on the uniqueness of your transaction, attraction to this property and on the state of the market. During a hot market the majority of home buyers will apply for the mortgage with Coventry BS and pay for the valuation and only if it comes back ok would they ask their conveyancer to move forward with the conveyancing in Durham.
4 months have gone by since my purchase conveyancing in Durham concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. 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 asset 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.