We're in Romsley, First timers buying with a mortgage (lender is Coventry BS , and our lawyer is on the Coventry BS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Coventry BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no 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.
Can you help - my lawyer says that defective lease insurance is needed on my purchase. What is the level of cover for Romsley conveyancing?
The appropriate level of defective lease indemnity insurance should be dictated by who your lender. It would differ for example between Nationwide Building Society and Chelsea Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.
We had instructed conveyancers based in Romsley on the Yorkshire BS solicitor approved list. They have just billed me a further sum for dealing with the Yorkshire BS mortgage. Is this a supplemental conveyancing fee specified by Yorkshire BS?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your lawyer can levy a fee for this. The fee is not dictated by Yorkshire BS but by your Romsley conveyancing practitioner. Plenty of firms on the Yorkshire BS panel will charge an ‘acting for lender’ fee but some practices include it on their overall fee.
I am due to exchange contracts on my flat. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Coventry BS are being a right pain. The Romsley solicitor who is on the Coventry BS conveyancing panel is recommending indemnity insurance as a solution but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
It has been 3 months following my purchase conveyancing in Romsley completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Is it possible to swap firm as I need to instruct a firm on the Lloyds TSB Bank conveyancing list. I instructed a family conveyancing solicitor in Romsley round the corner but the firm is not approved by Lloyds TSB Bank
It would be our pleasure to assist you select a conveyancing solicitor in Romsley on the Lloyds TSB Bank panel. Please note that the law firms that we on the directory do not pay us fee if you instruct them and are under regulation of the SRA who oversee all conveyancing solicitors in Romsley. Using the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Romsley.
We're novice buyers - agreed a price, yet the estate agent informed us that the seller will only go ahead if we use the agent's recommended conveyancers as they want an ‘expedited deal’. My instinct tells me that we should use a local solicitor used to conveyancing in Romsley
We suspect that the owner is not behind this ultimatum. Should the owner require ‘a quick sale', turning down a serious buyer is counter productive. Contact the sellers directly and make the point that (a)you are serious purchasers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)but you will continue to instruct your own,trusted Romsley conveyancing firm - rather thanthe ones that will give the negotiator at the agency a commission or meet his conveyancing targets pre-set by senior management.