Just contacted my conveyancing lawyer in Chaddesden who conducted the legals 18 months ago asking for a conveyancing costs illustration based on the same type of house move (a leasehold premises and a freehold premises) of almost identical values with a home loan from Birmingham Midshires. I am now being charged double. Better the devil I know or do I try and find an alternative firm of conveyancing solicitor?
The charges seem a tad high. If you are prepared to expend time contrasting costs you could get the conveyancing a bit cheaper by say £125. On the other hand, if you were content with the assistance the firm offered you couldcome to rue choosing an a cheaper conveyancer. Don't forget to ensure the firm can act for Birmingham Midshires. Do employ our search tool to choose a Chaddesden conveyancing firm on the Birmingham Midshires approved list of lawyers, which can often include conveyancing solicitors in Chaddesden.
I am purchasing a newly constructed duplex in Chaddesden and my lawyer is telling me that she has to the mortgage company to disclose incentives from the builder. I am on a tight deadline to exchange contracts and my preference is not to delay the conveyancing. Is my lawyer right?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Are the Chaddesden conveyancing solicitors identified as being on the HSBC conveyancing panel, together with their details provided by HSBC?
Chaddesden conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.
Is it the case that all Chaddesden CQS (Conveyancing Quality Scheme) solicitors are on the Nationwide conveyancing list of approved practices?
It is true that some lenders now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
We had instructed solicitors with offices in Chaddesden on the Nationwide solicitor panel. They are now charging me a supplemental fee for handling the Nationwide mortgage. Is this an additional conveyancing fee set by Nationwide?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your solicitor can levy a fee for this. This charge is not set by Nationwide but by your Chaddesden property lawyer. Plenty of firms on the Nationwide panel will charge an ‘acting for lender’ fee and others do not.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Chaddesden solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Chaddesden postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Chaddesden.
What does commercial conveyancing in Chaddesden cover?
Non domestic conveyancing in Chaddesden covers a broad array of services, given by regulated solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.