Just contacted my conveyancing solicitor in Wedmore who conducted the legals two years ago asking for a conveyancing quote based on the same type of house move (a leasehold property and a freehold property) of similar values with a mortgage from Norwich and Peterborough Building Society. I am now being charged twice the amount. Am I right to be tempted to shop around for a cheaper internet firm of conveyancing solicitor?
The costs illustration is fractionally on the steep side. If you you were to look around you may be able to trim some of the expense by perhaps a hundred pounds. On the other hand, providing that you were happy with the assistance the firm gave you couldlive to regret choosing an an untested lawyer. If is important to check the conveyancer can also act for Norwich and Peterborough Building Society. Do utilise our search tool to choose a Wedmore conveyancing firm on the Norwich and Peterborough Building Society member panel, which can often include conveyancing solicitors in Wedmore.
Why do I have to pay up front for my conveyancing in Wedmore?
If you are buying a property in Wedmore your solicitor will request that you place them with funds to cover the the cost of the conveyancing searches. Normally this is needed to cover the fees of the conveyancing searches. If any deposit is payable against the sale price then this should be needed immediately in advance of exchange of contracts. The closing balance that is needed should be transferred shortly before completion.
I used Stirling Law a few years past for my conveyancing in Wedmore. Now, I need the files but cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Wedmore of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a simple, chain free conveyancing. Wedmore is the location of the property. Can you shed any light on this issue?
Flying freeholds in Wedmore are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Wedmore you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wedmore may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I happen to be an executor of my recently deceased mother’s Will, with a bungalow in Wedmore which is to be marketed. The bungalow is unregistered at the Land Registry and I'm advised that some EAs will insist that it is in place before they will move forward. What's the procedure for this?
In the circumstances that you have set out it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.