Having been told to check out your company we were about to appoint conveyancing solicitor in Hornsey Rise listed on your site but have come across some other fee calculations on the internet look cheaper – why is this?

You can find many firms of conveyancing companies marketing at first sight what seems to be extremely cheap conveyancing in Hornsey Rise. You should think long and hard about how much you respect your own move to want to be penny wise pound foolish concerning the standard of the legal work. Many of them list a cheap fee to grab your attention but bury supplemental charges in the fine print..

I am hoping to complete my purchase in Hornsey Rise next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the mortgage company. What risks does the mortgage company expect the insurance to cover?

Any lawyer on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 conditions. These obligations are not specific to conveyancing in Hornsey Rise.

What does my ID and proof of funds have anything to do with my conveyancing in Hornsey Rise? Why is this being asked of me?

Hornsey Rise conveyancing solicitors and indeed property practitioners throughout the UK have a duty under Anti-terror and anti-money-laundering rules to verify the ID of any client in order to satisfy themselves that clients are who they say they are.

Conveyancing clients will need to disclose two forms of certified ID; proof of ID (typically a Passport or Driving Licence) and evidence of address (typically a Bank Statement less than 3 months old).

Proof of source of monies is also necessary in compliance with the money laundering laws as conveyancers are mandated to check that the funds you are utilising to purchase a property (be it the exchange deposit or the total purchase monies if you are a cash purchaser) has come from legitimate source (such as an inheritance) and is not the proceeds of criminal activity.

We are buying a flat in Hornsey Rise. It might be a silly question but how we can trust a solicitor? On completion day we will need to put our life savings 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.

What is your number one tip for choosing a conveyancing solicitor in Hornsey Rise

It would be unwise to be tempted by the cheapest Hornsey Rise conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

I am assisting my step-mother sell her flat in Hornsey Rise. Will the conveyancing solicitor order an energy performance certificate or it is for me to coordinate?

After the demise of HIPs, EPC’s became a compulsory element of selling a house. An energy performance certificate needs to be to hand in advance of the property being put on the market. This is not something that conveyancers normally organise. If you are using a Hornsey Rise conveyancing practitioner they may be willing to arrange EPC’s due to their contacts with long established Hornsey Rise energy assessors

I'm purchasing a new build house in Hornsey Rise with the aid of help to buy. The sellers would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not to tell my solicitor about this extras as it may adversely affect my mortgage with Norwich and Peterborough Building Society. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.