We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Is the implication that I have to instruct their panel solicitor as I would prefer to appoint a high street conveyancing solicitor in St Nicholas?
You should check but the chances are that give you one of their panel solicitors if you want the "fee-free" deal. Speak to the mortgage company and ask if they make available a cash alternative. Some banks have previously offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor near St Nicholas.
Can you help - my lawyer says that lack of building regulations insurance is needed on my purchase. What is the level of cover for St Nicholas conveyancing?
The right level of lack of building regulations indemnity insurance should be dictated by who who your lender is. It would differ for example between Halifax and Barnsley Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.
My fiancee and I are in the throws of viewing apartments in St Nicholas and I am about to put in an offer. Should I already have a solicitor appointed at this point? I intend to finance via a home loan with UBS.
You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. As you are getting a mortgage with UBS, make sure you remember to check that your lawyer is on the UBS conveyancing panel.
About to purchase maisonette in St Nicholas. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland 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 St Nicholas solicitor is on the Bank of Ireland conveyancing panel.
The deeds to my house are lost. The conveyancers who conducted the conveyancing in St Nicholas 5 years ago are no longer around. Will I be able to sell the house?
In today’s world there are duplicates made of almost everything, and your conveyancer will know exactly where to find all the appropriate paperwork so you can buy or sell your house without a hitch. Where duplicates are not available, your solicitor may be able to arrange cover in the form of insurance or indemnities protecting you against future claims on your premises.
Due to the encouragement of my in-laws I had a survey completed on a property in St Nicholas before instructing conveyancers. I have been told that there is a flying freehold overhang to the house. My surveyor has said that some banks will refuse to grant a mortgage on such a premises.
It depends who your proposed lender is. HSBC has different instructions for example to Halifax. Should you wish to telephone us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in St Nicholas. Conveyancing may be slightly more expensive based on your lender's requirements.
I was advised by a few estate agents in St Nicholas to choose a property lawyer on your site. What’s the financial advantage for Estate Agents to recommend your lawyers ahead of alternative conveyancing organisations?
We refuse to offer any referral fee for pointing buyers and sellers in our direction. We found it would be just too difficult to pay a commission because members of the public would think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.