Finally, a loan offer from Santander for the refinancing of my 3 room flat is to be issued by the end of next week. Are you able to propose a low cost conveyancing law firm in Somersham?
You are on the wrong site if you are in need of the cheapest conveyancing in Somersham. Our aim is to provide excellent value conveyancing but we do not advertise as being the cheapest. Do not be fooled by brokers enticing you with £99 conveyancing in Somersham. At best, in going for low cost conveyancing, you will get your money’s worth and at worst it will result in you spending a lot in extras and still not receive the service you were looking for.
Due to move into my new home in Somersham next Tuesday. My conveyancer now wants me to supply her with proof of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the lender. What does the insurance need to cover?
All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 instructions. These obligations are not unique to conveyancing in Somersham.
Do the Building Society Association intend to launch a online directory to list solicitors on the Melton Mowbray Building Society conveyancing panel for example in Somersham?
We have not been informed any intention on the part of the BSA to develop such a register.
I used Stirling Law several years ago for my conveyancing in Somersham. Now, I need the documents but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Somersham of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My wife and I are acquiring a ground floor flat in Somersham. At the time of instructing our property lawyer, we were told they were on all major UK mortgage company panels. Our mortgage broker emailed today to say that they are not on the Nottingham approved list. If it turns out to be true, what should we do? Do we simply pick a different conveyancer that is on their panel or should we pay for dual representation, with Nottingham appointing their own approved conveyancer.
When buying a property with the benefit of a mortgage it is standard for the buyer’s lawyers to also represent the purchaser's lender. In order to act for a bank or building society a solicitor has to be on that lender's conveyancing panel. An application has to be made by the conveyancer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the solicitor has to satisfy. Some building societies now insist their panel firms to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact Nottingham and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on Nottingham's conveyancing panel as you are at liberty to use your preferred Somersham lawyers, in which case your legal fees may increase, and it may delay matters as you are adding another conveyancer into the equation.