If you had a top tip for selecting a conveyancing solicitor in Wadebridge what would it be?
Do not opt for the cheapest Wadebridge conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
We had selected conveyancing lawyers based in Wadebridge on the Coventry BS solicitor panel. They have just billed me a further amount for dealing with the Coventry BS mortgage. Is this an additional conveyancing fee specified by Coventry BS?
Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your lawyer is entitled to charge a fee for this. The charge is not set by Coventry BS but by your Wadebridge conveyancer. Some firms on the Coventry BS panel will charge an ‘acting for lender’ fee and others do not.
About to purchase flat in Wadebridge. 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 Co-operative 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 Wadebridge conveyancer is on the Co-operative conveyancing panel.
We are close to exchanging contracts on the sale of our property in Wadebridge and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A high street Wadebridge conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a national conveyancing practice as opposed to a conveyancing solicitor in Wadebridge. Having lived in Wadebridge for six years we know of no issue. Is it a good idea to get in touch with our local Authority to seek clarification that the buyers are looking for.
It would appear that you have a conveyancing firm already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I'm buying a new build house in Wadebridge with a loan from Norwich and Peterborough Building Society. The sellers would not move on the price so I negotiated five thousand pounds worth of extras instead. The house builders rep advised me not to tell my lawyer about the extras as it may affect my loan with Norwich and Peterborough Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I have been on the look out for a flat up to £195,000 and found one close by in Wadebridge I like with open areas and station nearby, the downside is that it's only got 52 years unexpired on the lease. I can't really find anything else in Wadebridge suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
If you need a mortgage the shortness of the lease may be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.
I am 3 weeks into a residential purchase having been referred to conveyancers by the selling agent to carry out the conveyancing in Wadebridge. I am am extremely disappointed with the level of service. Could you help me find new lawyers?
A solicitor would need to be very bad in order to consider diss instructing them. Has your mortgage been generated? In the event that it has you will need to inform them of the new contact details and have the loan are issued to the new lawyers. Your new solicitor ideally should be on the banks approved list to avoid added expenses and complications. That should be your starting point. The search tool should help you find a bank approved solicitor for your home move in Wadebridge