We are buying a house in Erith. I might seem paranoid but how we can trust a conveyancer? At some point we will need to put funds into their account. What is the protection we have from them run away with our money?
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.
Is it correct that all Erith CQS (Conveyancing Quality Scheme) solicitors are on the Skipton conveyancing list of approved solicitors?
A selection of lenders now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.
When it comes to mortgage companies such as Bank of Ireland, do Erith conveyancers incur a fee to be on the list of approved solicitors?
We are not aware of any mortgage company fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
What does a local search inform me regarding the house I am buying in Erith?
Erith conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company for instance Xpress Legal The local search is essential in every Erith conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your new home. The search should provide information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.
2 months have gone by since my purchase conveyancing in Erith completed. 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.
How does conveyancing in Erith differ for new build properties?
Most buyers of new build or newly converted property in Erith approach us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because builders in Erith tend to buy the site, 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 property lawyers 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 Erith or who has acted in the same development.
My cousin has encouraged me to instruct his conveyancing solicitors in Erith. Should I find my own property lawyer?
Much as we are happy to recommend a Erith conveyancing lawyer it’s preferable to choose a conveyancing lawyer is to seek recommendations from friends or relatives who have previously instructed the firm you're considering.