We opted for a high street lawyer for our conveyancing in Turnham Green last week. Upon checking the Terms it is apparent thatI am liable for costs even if the dealfalls through. Would I be best advised to select a web based solicitor practice promoting no completion no cost conveyancing in Turnham Green?
Generally there is a compromise along the lines that if "No Completion No Fee" is available then the fee levels will tend to be be uplifted to counteract the conveyances that fail to complete. Do bear in mind that such deals generally do not protect you from expenditure e.g. Turnham Green conveyancing search costs.
At what point can the exchange of contracts occur in residential conveyancing in Turnham Green and do I need to attend the conveyancers office?
If you are local to our conveyancing solicitors in Turnham Green you are invited in to sign the paperwork. That being said, the lender approved solicitors we recommend provide countrywide coverage for conveyancing and provide just as comprehensive and professional a job for you when communicating with you electronically. The executing of the sale agreement is not when everything is set in stone. A signed contract is necessary for the solicitor to address the formalities when the time is right, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Turnham Green)to be in the office at the appropriate time.
What happens if my solicitor is expelled from the RBS Solicitor panel ahead of completing my conveyancing in Turnham Green?
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 at a cost.
I purchased my flat on 16 February and the transaction details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Turnham Green expressed confidence that it will be concluded in a couple of weeks. Are transfers in Turnham Green particularly slow to register?
As far as conveyancing in Turnham Green registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timescales can adjust subject to who lodges the application, whether there are errors and whether the Land registry have to notify any other persons or bodies. At present approximately three quarters of such applications are fully dealt with within 12 days but occasionally there can be longer delays. Historically registration occurs once the new owner has moved in to the premises therefore registration formalities is not always primary concern but where there is a degree of urgency associated with the registration then you or your conveyancer should contact the land registry and explain the circumstances.
I was recommended by two or three local property agents in Turnham Green to get a quote from a conveyancer on your site. What’s the financial upside for Estate Agents to offer your lawyers ahead of a competitor’s?
We don’t offer any commission for directing people our way. We found it would be just too difficult a fee because members of the public would think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.