There are a variety of conveyancing solicitors in Benton but how do I know who I should use?
We would encourage you not to go for the lowest Benton conveyancing fees. 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 ahead of the deal.
When it comes to mortgage companies such as Nationwide, do Benton lawyers incur a fee to be on the conveyancing panel?
We are unaware of any bank fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I had an offer accepted on an apartment in Benton on 25/9/2024, valuation was booked five days later, received a clean bill of health. Conveyancer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Bank of Ireland and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Bank of Ireland conveyancing panel. Are Bank of Ireland entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.
How does conveyancing in Benton differ for newly converted properties?
Most buyers of new build residence in Benton contact us having been asked by the builder to exchange contracts and commit to the purchase even before the property is completed. This is because house builders in Benton usually purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Benton or who has acted in the same development.
I am looking for a leasehold apartment up to £195,000 and identified one near me in Benton I like with a park and transport links in the vicinity, however it's only got 61 years on the lease. There is not much else in Benton suitable, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a mortgage that many years will likely be problematic. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of twenty four months you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.
Do I need to be wary that brokers that I am dealing with are encouraging me to use a nationwide conveyancing firm as opposed to a local Benton conveyancing firm?
As with lots of professional services, often suggestions from family and friends can be extremely useful or valuable. Nevertheless there are lots of parties with a keen interest in a conveyancing deal; estate agents, financial adviser and lenders may put forward lawyers to appoint. On occasion these solicitors might be known to one of the organisations as being good in their field, but occasionally there behind the scenes financial incentive behind the recommendation. You have the discretion to appoint your own lawyer. However, bear in mind that the majority of mortgage providers specify a panel list of lawyers you must use for the mortgage related work in your transaction.
In my capacity as executor for the will of my aunt I am disposing of a property in Swansea but reside in Benton. My solicitor (who is 200 miles awayneeds me to execute a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing lawyer in Benton to witness this legal document for me?
strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are Benton based