IfI were to purchase a freehold homein Hurworth for cash and dispense with a survey and no local authority searches how much should I expect to have to pay for conveyancing in Hurworth?
The only reduction in fees you would achieve is the Hurworth conveyancing searches. The lawyer is obliged to do the vast majority of work - money laundering, communicating with your vendors solicitor, stamp duty submission, register the property etc. You might save a bit for them not having to register a mortgage however it will not be significant.
Having sold my house in Hurworth last February yet the purchaser is telephoning me complaining that their conveyancer needs to hear from mysolicitor. What should have happened now that I have sold?
Following your sale your conveyancer should send the transfer deeds and all of the paperwork to the purchaser's conveyancer. If applicable, your lawyer must also evidence that the legal charge in favour of the lender has been redeemed to the buyers solicitors. There is unlikely to be post completion formalities peculiar conveyancing in Hurworth.
After looking at online forums for a cheap lawyer in Hurworth, most say that I must look for a CQS accredited solicitor. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in buying or selling property, trusted by some of the UK's major lenders. Four years ago the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). CQS is not a scheme offered by the Society for Licensed Conveyancers. Hurworth is one of the numerous areas in England and Wales where there are CQS lawyers.
I am expecting a OIP from UBS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do UBS recommend any Hurworth solicitors on the UBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Hurworth solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
I'm in the process of viewing flats in Hurworth and I am now considering a potential offer. Is it advisable to have my solicitor on ‘stand by’? I intend to finance via a mortgage with Nationwide.
You should start requesting 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 taking out a mortgage with Nationwide, make sure you remember to check that your lawyer is on the Nationwide conveyancing panel.
I recently had an offer accepted on a house in Hurworth. My financial adviser recommended their conveyancers. I paid an on account payment of £200. Shortly after, the property lawyer called me to say that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Is there a reason that Hurworth conveyancing fees are more expensive for leasehold and freehold properties?
Inevitably there is more work necessary for leasehold conveyancing. Hurworth has many leasehold properties. There is more paperwork involved in the purchase: for example, the lease and leasehold information (including up to date service charge, ground rent and buildings insurance details) obtained from the freeholder or managing agents. There are strict criteria that the lease must meet in order to be acceptable to a mortgage company. If it does not meet these requirements, the lease must be amended, which can involve additional expense for the seller.