Just contacted my conveyancing solicitor in Ripon who completed the legal work two years ago requesting a conveyancing costs illustration based on the same type of house move (a leasehold premises and a freehold premises) of similar values with a loan from TSB. It looks as though am now being charged twice the amount. Stick with what I know or should I try and find an alternative property lawyer?
The quote is fractionally on the steep side. If you are content to invest time comparing charges you may be able to get the conveyancing a bit cheaper by perhaps £100 plus VAT. That being said, if you were pleased with the service the firm offered you mightcome to rue opting for an an untested conveyancer. Don't forget to check that the solicitor can also act for TSB. You can utilise our search tool to find a Ripon conveyancing firm on the TSB approved list of lawyers, which can often include conveyancing solicitors in Ripon.
Our son-in-law is about to exchange on a newly built flat in Ripon with a home loan from UBS. His conveyancer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The document is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the UBS conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the UBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We are purchasing a house and require a conveyancing solicitor in Ripon who is on the RBS conveyancing panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Ripon.
I had intended to instruct a property lawyer in Ripon for our house move. Our financial adviser informed us that our bank National Westminster Bank won't deal with them. Surely this is unfair competition?
Pre- 2008 most mortgage companies had an appetite for risk which was higher than today. Almost all Ripon conveyancing firms would have been on many bank panels. The Financial Services Authority in 2010 completed a thematic investigation into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more information from law firms concerning their operations and the individuals who work for them as well as set certain criteria such a completing on a minimum volume of conveyancing. Many Ripon conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Ripon is amongst the many locations where the lawyers showing on our search results are are approved National Westminster Bank.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Ripon is where the house is located. Can you shed any light on this issue?
Flying freeholds in Ripon are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ripon you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ripon may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.