Having been referred to your company we were going to go ahead with a conveyancing solicitor in Woking endorsed by you but stumbled across alternative estimates via the web look less expensive – why is this?
There are lots of solicitors offering at first sight what seems to be cut price. We would encourage you to give due consideration as to how much you respect your own move to you are willing to be penny wise pound foolish in relation to the quality of the conveyancing. Many of them list a low quote to catch your eye but hide additional fees in the small print..
All was ready to move into my new home in Woking next Thursday. My conveyancer now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the mortgage company. What risks does the lender expect the insurance to cover?
Any lawyer on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook requirements. These obligations are not limited to conveyancing in Woking.
Will my lawyer be making enquiries regarding flooding during the conveyancing in Woking.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Woking. There are those who purchase a property in Woking, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Solicitors are not qualified to impart advice on flood risk, but there are a numerous searches that may be carried out by the buyer or by their solicitors which will figure out the risks in Woking. The conventional set of information given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the owner to find out if the premises has suffered from flooding. If the property has been flooded in past and is not notified by the seller, then a buyer could commence a compensation claim stemming from an incorrect reply. The purchaser’s lawyers will also commission an enviro search. This should disclose if there is any known flood risk. If so, additional inquiries should be conducted.
Am I right to be concerned by third parties that I am dealing with are encouraging me to use an online conveyancing firm rather than a High Street Woking conveyancing firm?
As with lots of professional services, often input from connections can be worth their weight in gold. But there are many players in a conveyancing matter; estate agents, mortgage brokers and banks may recommend lawyers to use. Sometimes these solicitors might be known to one of the organisations as being good in their field, but sometimes there is an underlying commercial relationship behind the endorsement. You have the discretion to appoint your preferred conveyancer. However, bear in mind that most lenders specify a panel list of law firms you are obliged to use for the lender related work in your home move.
I am looking for a conveyancing lawyer in Woking for my remortgage. Is it possible to check a solicitor's complaints history with the legal regulator?
Members of the public can find published Solicitor Regulator Association (SRA) decisions resulting from investigations commenced on or after 1 January 2008. Visit Check a solicitor's record. For information Pre 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The SRA may recorded telephone calls for training purposes.