We wanted to use a property lawyer in Chipping Sodbury for our home move. Our financial adviser informed us that our mortgage company Norwich and Peterborough Building Society won't deal with them. Why is this not regarded as unduly restrictive?
Mortgage Companies ordinarily restrict either the type or the volume of conveyancing practices on their panel. Typical examples of such criteria being that a law practice must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of solicitor practices they permit to act for them. Be aware that Norwich and Peterborough Building Society have no responsibility for the quality of advice provided by any member of Norwich and Peterborough Building Society Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of solicitor panels a few years ago even though there are mixed opinions regarding the level of solicitor engagement in some of that fraud. Figures from the Land Registry reveal that thousands of law firms, including some in or near Chipping Sodbury only carry out one or two conveyances per annum.
I just bought a house at auction in Chipping Sodbury. Conveyancing is necessary. What happens now?
Having to in every practical sense signed on the dotted line you should choose a conveyancing solicitor soon as you now have a fast approaching deadline in which to complete the conveyancing. All auction property will ordinarily have a bespoke legal pack. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the auction papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You should give this to the lawyer working for you ASAP. Do make sure that your finances are in order to complete on the date specified in the contract.
After much negotiation I have agreed a price on an apartment in Chipping Sodbury. My financial adviser suggested a lawyer. I paid an advanced payment of £200. Shortly after, the solicitor contacted me to say that they were not on the Clydesdale conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Clydesdale panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Planning on purchasing a apartment in Chipping Sodbury. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Chipping Sodbury lawyer is on the Kent Reliance conveyancing panel.
The deeds to my house are lost. The solicitors who handled the conveyancing in Chipping Sodbury 10 years ago have long since closed. Will I be able to sell the house?
Gone are the days when you need to hold title official documentation to evidence that you are the registered proprietor of land or property, as the Land Registry have everything they need in a digital format.
We are a couple of weeks into a residential purchase having been recommend to conveyancers by the selling agent to carry out the conveyancing in Chipping Sodbury. I am not happy. Can you you assist me in finding new lawyers?
They would need to be very bad to suggest replacing them. Has your mortgage been sent? If so you must inform them of the replacement solicitor and have the offer are re-sent. Your new solicitor ideally needs to be on the lenders approved list to avoid escalating expenses and complications. So that should be your starting point. The find a solicitor tool can assist you in finding a lender approved lawyer for your home move in Chipping Sodbury
When it comes to my conveyancing in Chipping Sodbury should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Chipping Sodbury conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancer's time in submitting the funds this way.