We were about to instruct a conveyancing solicitor in Somersham endorsed by you but stumbled across alternative estimates via the web look less pricey – why is this?

There are many firms of conveyancing organisations advertising pretending to offer cut-price conveyancing, but supplementalcosts result in the final invoice being escalated. Solicitors are duty bound to ensure costs set out in terms and conditions should be equitable and be applied The conveyancers that we list for conveyancing in Somersham set out all legal fees for the property you intend topurchase.

I have given 8 weeks notice to my current landlord and have to leave my rented flat in Somersham by the end of next month. Conveyancing on my purchase is underway. How realistic is it to complete in 4 weeks as I wish to avoid having to move into temporary accommodation?

It is unwise to provide notice on a rental until you have exchanged. Assuming that you have not already done so, notify to your conveyancer and request that they chase the other side, try to an agreed time frame that all parties will aim to achieve

As someone clueless as to the Somersham conveyancing process what is your top tip you can impart concerning the ownership transfer in Somersham

You may not hear this from too many lawyers but conveyancing in Somersham or throughout England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there is an abundance of opportunity for friction between you and other parties involved in the house moving process. For example, the seller, property agent and even potentially the bank. Choosing a lawyer for your conveyancing in Somersham should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the process whose role it is to protect your legal interests and to protect you.

On occasion a potential adversary will attempt to sway you that you should follow their advice. As an example, the selling agent may claim to be assisting by claiming that your lawyer is slow. Or your mortgage broker may tell you to do take action that is against your lawyers advice. You should always trust your lawyer above all other parties in the conveyancing process.

Is it correct that all Somersham CQS (Conveyancing Quality Scheme) solicitors are on the Kent Reliance conveyancing panel?

Some major lenders now use CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.

Last month we had a mortgage agreed in principle with Nationwide. Somersham conveyancing practitioners have been appointed. How long does it take for Nationwide to forward the offer to the property lawyer?

Some lenders take longer than others. Have Nationwide conducted the survey? Have you informed Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

We expect to receive a AIP from Yorkshire BS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Somersham solicitors on the Yorkshire BS conveyancing panel, or is it better to go independently?

You will need to appoint Somersham solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.

I am using a search engine for the term conveyancing in Somersham it shows results of many conveyancersin the vicinity. How do I determine which is the right conveyancing solicitor for the sale of my house?

The best way of choosing the right conveyancer is via personal testimonial, so enquire of colleagues and relatives who have purchased a property in Somersham or the respected estate agent or mortgage broker. Costs for conveyancing in Somersham vary, so it's a good idea to request at least three fee calculations from varying types of law firms. Make sure that you clarify that the fees are fixed.