Having been recommended your company we were about to use a conveyancing solicitor in Lunt listed on your site but have come across some other fee calculations on the internet appear less pricey – why is this?
One can find plenty of firms promoting alleged cheap conveyancing, but supplementalcharges end up with the closing invoice mounting up beyond all recognition. Solicitors ought to ensure charges contained in terms and conditions should be transparent and reasonable raised The solicitors that we put forward for conveyancing in Lunt specify all costs for a standard conveyancing case.
My partner and I are buying a new build duplex in Lunt and my lawyer is informing me that she is duty bound to the bank to reveal incentives from the seller. I am on a tight deadline to exchange contracts and my preference is not to delay matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Is it correct that all Lunt CQS (Conveyancing Quality Scheme) solicitors are on the Aldermore conveyancing list of approved practices?
A selection of lenders now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
We previously chose conveyancers located in Lunt on the Santander solicitor panel. They have just billed me a supplemental charge for the legal aspects of the Santander mortgage. Is this an additional conveyancing fee set by Santander?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your solicitor is entitled to levy a fee for this. This fee is not set by Santander but by your Lunt conveyancer. Some firms on the Santander panel will charge ’dealing with mortgage’ fee but plenty of practices include it on their overall fee.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Lunt conveyancing practitioner on the Lloyds panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
Will our solicitor be asking questions concerning flooding as part of the conveyancing in Lunt.
Flooding is a growing risk for solicitors specialising in conveyancing in Lunt. Some people will buy a property in Lunt, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Lawyers are not best placed to offer advice on flood risk, but there are a number of searches that may be initiated by the purchaser or by their solicitors which can give them a better appreciation of the risks in Lunt. The conventional set of property information forms given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the seller to find out whether the premises has ever been flooded. If the property has been flooded in past and is not revealed by the owner, then a purchaser could commence a claim for damages stemming from an incorrect response. The purchaser’s conveyancers should also carry out an enviro report. This should higlight if there is any known flood risk. If so, additional inquiries should be initiated.
As co-executor for the estate of my father I am selling a property in Newport but reside in Lunt. My lawyer (based 300 kilometers awayhas requested that I execute a statutory declaration before completion. Can you recommend a conveyancing practitioner in Lunt who can attest and place their company stamp on the document?
strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are Lunt based