When can the exchange of contracts happen for purchase conveyancing in Costessey and do I need to be at the lawyers office?
Where you are near to our conveyancing solicitors in Costessey you are invited in to sign documents. However, the firms we work with provide countrywide coverage for conveyancing and provide just as diligent and professional a job for you when communicating with you electronically. The executing of the sale agreement is not the point of no return. Signing on the dotted line simply enables the firm to exchange contracts when the time is right, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Costessey)to be in the office at the appropriate time.
My partner and I have arranged a further advance on our home loan from UBS as we wish to carry out a loft conversion to our house in Costessey. Do we need to select a local Costessey solicitor on the UBS conveyancing panel to deal with the legals?
UBS would not normally appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS conveyancing panel.
Completion of my purchase has taken place for my property in Costessey. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I recently had an offer agreed on an apartment in Costessey. My financial adviser pressured me to appoint their lawyer. I paid an on account payment of £150. A few days later, the lawyer contacted me sheepishly admitting that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Will our solicitor be raising enquiries about flooding during the conveyancing in Costessey.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Costessey. Plenty of people will buy a house in Costessey, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to give advice on flood risk, but there are a numerous checks that can be undertaken by the buyer or on a buyer’s behalf which can give them a better appreciation of the risks in Costessey. The conventional set of information sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a usual inquiry of the seller to determine whether the premises has suffered from flooding. In the event that flooding has previously occurred and is not disclosed by the owner, then a purchaser could bring a compensation claim as a result of such an inaccurate response. The buyer’s lawyers will also order an environmental report. This will disclose if there is a recorded flood risk. If so, further inquiries should be initiated.
My business partner and I are looking to take over a lease of an office on the high street. Can you recommend solicitors offering no-sale-no costs for commercial conveyancing in Costessey for under £1,200?
We can recommend firms who host a wealth of experience of commercial conveyancing in Costessey, including the disposal and acquisition of businesses as well as simply property. Whether you are looking to buy or lease a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right firm. As for the charges these will vary based on the structure and terms of the deal. Let us have your contact information or call us so that we may supply you with a fixed commercial conveyancing quote.
Our conveyancer in Costessey has informed me that he requires proof of ID documents asserting that this is part of his legal duty as a solicitor on the lender Conveyancing panel. Is this right?
Anti-terror and anti-money-laundering rules require Costessey conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Client Care letter that you need to sign will no doubt confirm this. Your lawyer is right that the bank also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the mortgage company's UK Finance Lenders’ Handbook requirements