My family solicitor has sent a quote for £995 for leasehold conveyancing in Wigton. I’m hoping to sell a modern property for £225,000. Are these estimated fees excessive? Is it in excess of the average fee for conveyancing in Wigton?

The estimate does seem a tad steep. If you shop around you might reduce the fees slightly by as much as a hundred pounds. On the other hand, you couldlive to regret choosing an a cheaper conveyancer. Remember to check that the conveyancer can represent your bank. You can make use of our search tool to select a Wigton conveyancing practice on the lender’s member panel which can often include conveyancing solicitors in Wigton.

Two weeks ago we had a mortgage agreed in principle with Lloyds. Wigton conveyancing lawyers are instructed. How long does it take for Lloyds to issue the offer to the property lawyer?

There is no definitive answer here. Have Lloyds done the survey? Have you advised Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am selling my flat. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Santander are being a right pain. The Wigton 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.

At last I have had an offer on an apartment in Wigton accepted, the sellers do however have a connected purchase. The owners have placed an offer on somewhere, however it’s not been accepted yet, and have viewings of other flats in the pipeline. I have instructed a nearby conveyancing solicitor in Wigton. What do I do now? When should I get the mortgage application with Santander going?

It is usual to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx one thousand pounds, then survey, Wigton conveyancing search costs, etc). The first thing to do is ensure that your conveyancer is on the Santander conveyancing panel. Regarding the subsequent stages this very much depends on the specifics of your transaction, desire for this property and on the state of the market. During a hot market the majority of home buyers would apply for the mortgage with Santander and arrange for the valuation and only if it comes back ok would they ask their conveyancer to move forward with searches.

Will our solicitor be asking questions about flooding during the conveyancing in Wigton.

The risk of flooding is if increasing concern for solicitors dealing with homes in Wigton. Some people will acquire a property in Wigton, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Conveyancers are not qualified to give advice on flood risk, but there are a various checks that can be carried out by the buyer or by their solicitors which can figure out the risks in Wigton. The standard information supplied to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the owner to find out whether the premises has historically flooded. If flooding has previously occurred which is not notified by the owner, then a buyer could issue a claim for damages resulting from an inaccurate reply. A buyer’s solicitors may also carry out an environmental report. This should reveal if there is a recorded flood risk. If so, further investigations should be carried out.

I'm converting the mortgage on my existing home to a buy to let loan with Chelsea Building Society and I will use the rest of the raised equity towards further property. The location we are looking at is Wigton. Will your solicitors be able to act for the two mortgage companies and link together the conveyances?

Make use of our comparison tool on this site to check that the conveyancers are approved by both banks. Assuming that they are your conveyancer should be able to simultaneously deal with the two deals but you should have a chat with you conveyancer and communicate your desired outcome and needs.

I am using a search engine for the words conveyancing in Wigton it reveals many conveyancersin the vicinity. With so much choice what is the best way to find the suitable conveyancing solicitor for me?

The best method of seeking a suitable conveyancer is through a personal recommendation, so ask colleagues and those you trust who have acquired a property in Wigton or a respected estate agent or mortgage broker. Charges for conveyancing in Wigton vary, so it's sensible to secure at least four estimates from different companies. Dont forget to clarify that the fees are fixed.