We hired a Silverton based firm for our conveyancing in Silverton last week. Looking through the Ts and Cs it is apparent thatI am liable for charges even if the dealdoes not happen. Should I ditch them and choose an internet lawyer advertising no-sale-no-fee conveyancing in Silverton?
Generally there is a compromise along the lines that if "No Completion No Fee" is available then the conveyancing charges will generally be uplifted to counteract those cases that fail to complete. Also remember that such arrangements generally do not cover disbursements by way of example Silverton conveyancing search charges.
We are purchasing a flat and require a conveyancing solicitor in Silverton who is on the Santander solicitor panel. Could you point me in the right direction as regards a 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 Santander . We don't recommend any particular firms conducting conveyancing in Silverton.
Can you help - my lawyer says that defective lease insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Silverton?
The right level of defective lease indemnity insurance depends on your lender. It would differ for example between Nationwide Building Society and Norwich and Peterborough Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.
I am due to exchange contracts on my flat. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Santander are being pedantic. The Silverton solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.
Intending to buy a house in Silverton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Silverton lawyer is on the Coventry BS conveyancing panel.
I have been pointed in your direction by two or three local estate agents in Silverton to locate a solicitor using your seach tool. Is there a financial inducement for Estate Agents to offer your services over another?
We don’t give any commission for sending work to this site. We found it would be just too difficult to pay a commission because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
Is it best to go with a Silverton conveyancing solicitor who is local to the property I am buying? We have a good friend who can conduct the legal formalities but her office is 400miles drive away.
The benefit of a local Silverton conveyancing firm is that you can drop in to execute documents, present your ID and pester them if necessary. They will also have local insight which is a bonus. However it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and in the main were happy that should surpass using an unknown Silverton conveyancing solicitor just because they are round the corner.