I went with a Wroughton based firm for our conveyancing in Wroughton last week. After carefully reading the Terms I seewe are responsible for fees even if the dealdoes not proceed. Should I ditch them and use a web based conveyancing company promoting no-sale-no-fee conveyancing in Wroughton?
It is usually a trade off in that if "No Completion No Fee" is offered then the conveyancing charges will generally be uplifted to cover those cases that fail to complete. You should be mindful that such deals generally do not protect you from disbursements such your Wroughton conveyancing search fees.
Should lawyers request money up-front for my conveyancing in Wroughton?
If you are buying a property in Wroughton your solicitor will request that you to provide them with monies to cover the the cost of the conveyancing searches. Generally this is requested to cover the fees of the conveyancing searches. When the down payment is as part of the purchase price then this should be required shortly prior to contracts are exchanged. Any further balance that is needed will be payable a couple of days ahead of the completion date.
What happens if my solicitor is expelled from the Principality Solicitor panel ahead of completing my conveyancing in Wroughton?
The first thing to point out is that, 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 at a cost.
Me and my brother have a renovated Victorian house in Wroughton. Conveyancing lawyer acted for me and Barnsley Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold under the matching property. Is it worth asking Barnsley Building Society to clarify?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Wroughton and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with your conveyancing practitioner who carried out the work.
We're first time buyers - agreed a price, yet the estate agent informed us that the owners will only go ahead if we use the agent's preferred lawyers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a local solicitor accustomed to conveyancing in Wroughton
It is highly unlikely the sellers are behind this. Should the vendor require ‘a quick sale', taking such a hostile approach to a genuine purchaser is not the way to achieve this. Speak to the owners direct and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances in place © you do not need to sell (d) you wish to move quickly (e)but you are going to appoint your preferred Wroughton conveyancing firm - rather thanthe ones that will earn their negotiator at the agency a kickback or achieve conveyancing targets set by head office.