My previous conveyancer has given a fee estimate £995 for fixed fee conveyancing in Newington. I’m hoping to downsize from a Victorian house for £150,000. Are these estimated fees excessive? Is it above the average fee for conveyancing in Newington?
The estimate does seem a tad overpriced. Where you are willing to spend time contrasting costs you may be able to shave off some of the expense by perhaps £125. On the other hand, you maylive to rue choosing an an unknown solicitor. If is important to ensure that the firm can represent your mortgage company. You can employ our search tool to select a Newington conveyancing firm on the banks conveyancing panel which can often include conveyancing solicitors in Newington.
Due to move into my new home in Newington next Friday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the lender. What risks does the lender expect the insurance to cover?
All property lawyers 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 instructions. These requirements are not specific to conveyancing in Newington.
Is it the case that all Newington CQS (Conveyancing Quality Scheme) solicitors are on the Coventry BS conveyancing panel?
It is true that some banks and building societies now use CQS 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 firms wishing to remain on their approved list of firms.
We had selected solicitors based in Newington on the Nationwide solicitor approved list. They have just billed me an additional fee for dealing with the Nationwide mortgage. Is this a supplemental conveyancing fee set by Nationwide?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your property lawyer is entitled to charge a fee for this. The charge is not set by Nationwide but by your Newington conveyancing practitioner. Some firms on the Nationwide panel will levy an ‘acting for lender’ fee and others do not.
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Newington lawyer on the Nottingham panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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:
- but are not moving to another property
- where Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
I used Action Conveyancing a few years past for my conveyancing in Newington. I now require my file however the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Newington of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How easy is it to use your search app to choose a conveyancing lawyer in Newington on the panel for my bank?
First choose a mortgage company such as National Westminster Bank, Norwich and Peterborough Building Society or Britannia then choose your preferred area a common one being Newington. Conveyancing organisations in Newington and further afield will then be identified.