My partner’s dad is a conveyancer. I am hopeful that I will receive mate’s fee for conveyancing, but if not, what level of figure would I typically be looking at for conveyancing in Stoke Park?
It’s a good idea to get two or three conveyancing quotes. Make use of our search tool on this site. Whilst charges may vary but the service one can expect differ between solicitors as is true with the vast majority of professional services.
What happens if my lawyer’s firm is expelled from the Coventry BS Conveyancing panel ahead of completing my conveyancing in Stoke Park?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
When it comes to mortgage companies such as Nottingham, do Stoke Park conveyancing practitioners incur a yearly amount to be on the conveyancing panel?
We are unaware of any bank fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
I have paid off my mortgage with Nottingham. I assume I don't need a Stoke Park conveyancing practitioner on the Nottingham panel to discharge the mortgage at the Land Registry. Am I right?
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 am due to exchange contracts on my house. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, RBS are being problematic. The Stoke Park solicitor who is on the RBS conveyancing panel is saying indemnity insurance will be fine but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.
Various internet forums that I have visited warn that are the primary reason for obstruction in Stoke Park conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of delays during the legal transfer of property. Searches are not likely to feature in any delay in conveyancing in Stoke Park.
Should I be wary about brokers that I am dealing with are suggesting an online conveyancing firm as opposed to a High Street Stoke Park conveyancing company?
As with lots of service providers, often suggestions from relatives can be worth their weight in gold. Nevertheless there are lots of players in a conveyancing deal; estate agents, financial adviser and lenders may recommend lawyers to retain. Sometimes the solicitors might be known to one of the organisations as experts in their field, but sometimes there might be a commercial relationship behind the recommendation. You have the right to appoint your preferred lawyer. However, bear in mind that many lenders have an approved list of lawyers you are obliged to use for the lender related work in your home move.