Why would one instruct a Nuneaton conveyancing firm when national conveyancers are so much cheaper?
By all means make sure that you shop around for conveyancing costs in Nuneaton and you should seek a competitive quote but don’t expend your energy scouring the internet for the cheapest Nuneaton conveyancer. Finding the right conveyancer can be the difference between a smooth and a frustrating move. It is important that you ensure that you have expert guidance from a trusted lawyer. Emails can't be as helpful as a telephone conversation and can never replicate a face to face consultation. The firms that we work with will allocate you a qualified and trusted conveyancing solicitor who can deal with your conveyancing from start to finish, giving the sort of hand holding that you are unlikely to received from an internet conveyancer. Our lawyers will update you as to any developments making sure that you are ensuring that you are updated at regular intervals. Should it ever be necessary to phone the firm you will know who you need to speak to and they will ensure you're not left wondering what's going on.
Can you clarify what the consequences are if my lawyer’s firm is removed from the Principality Conveyancing panel ahead of completing my conveyancing in Nuneaton?
The first thing to point out is that, this is a very rare occurrence. 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 for a fee.
I happen to be the single beneficiary of my late grandmother’s estate and I have everything in my name now, including the house in Nuneaton. The Nuneaton property was put into my name in December. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', which means that my property ownership may be treated the same way as if I'd bought the property in December. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. How practical a view banks take of it, depend on the bank as this obligation is chiefly there to pick up on subsales or the flipping of property.
My wife and I are spending time looking at apartments in Nuneaton and I am about to put in an offer. Is it sensible to have a lawyer on ‘stand by’? I will be getting a home loan with Principality.
It would be sensible to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. Given that you are obtaining a mortgage with Principality, ask your prospective lawyers if they are on the Principality conveyancing panel otherwise they can't do the mortgage legal work.
After shopping around on the internet I have found a Nuneaton solicitor having made sure that they are on the RBS conveyancing panel. Does my lawyer arrange the survey of the property?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS 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. You may wish to consider appointing your own Nuneaton surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
The deeds to my home can not be found. The solicitors who dealt with the conveyancing in Nuneaton 4 years ago have long since closed. What do I do?
As long as you have a registered title the details of your proprietorship will be held by HMLR under a Title Number. It is easy to execute a search at the Land Registry, find your house and order current copies of the Registered Entries for less than a fiver. If the title is Leasehold then the Land Registry will in most cases retain a certified copy of the Registered Lease and again, a copy can be obtained for twenty pounds.
I am due to consider costs for conveyancing in Nuneaton from numerous conveyancing practitioner and decide on one. Am I right to tell them to hold tight until I I have an offer accepted on a apartment.
You should only request your lawyer to commence work and submit searches once the offer has been accepted on the property particularly as Nuneaton conveyancing searches are not inexpensive.