Having been referred to your service we were about to appoint conveyancing solicitor in Lower Earley recommended by you but stumbled across alternative quotes via the web appear less expensive – how come?

There are hundreds of conveyancing companies marketing at first sight what seems to be very low prices. We would encourage you to think long and hard about how much you respect your own move to want to be penny wise pound foolish over the quality of the conveyancing. Some embed fees well inside the terms of engagement. The law firms that we put forward for conveyancing in Lower Earley neverbehave this way.

We're in Lower Earley, FTBs purchasing with a mortgage (lender is Yorkshire BS , and our solicitor is on the Yorkshire BS conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Yorkshire BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

We are buying a property in Lower Earley. It might be a silly question but how we can trust a lawyer? On the day of competition we will need to deposit funds into their account. What protection do 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.

We were going to get a AIP from TSB 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 TSB recommend any Lower Earley solicitors on the TSB conveyancing panel, or is it better to go independently?

You will need to appoint Lower Earley solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.

I have paid off my mortgage with HSBC. I assume I don't need a Lower Earley property lawyer on the HSBC panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where HSBC has sent the Land Registry the discharge electronically, and
3. HSBC has instructed the Land Registry to do so

My brother has suggested that I appoint his conveyancing solicitors in Lower Earley. Do I take his recommendation?

There are no two ways about it the best way to find a conveyancing lawyer is to have feedback from friends or relatives who have actually previously instructed the solicitor that you are considering.

I’m about to sell my basement flat in Lower Earley. Conveyancing lawyers have not yet been instructed, but I have just had a quarterly maintenance charge demand – Do I pay up?

It best that you clear the service charge as you normally would because all rents and maintenance charges will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

Lower Earley Conveyancing for Leasehold Flats - Examples of Queries before buying

Are there any major works in the near future that will add a premium to the service fees? What is the the remaining lease term? What is the maintenance charge and ground rent on the apartment?