I am purchasing a house mortgage free in Penn. I have resided for the last 15 years in Penn. Conveyancing searches are a lot of money. As I have knowledge of the road and vicinity intimately should I not bother getting the solicitor to do all the conveyancing searches?
In the absence of a mortgage, then almost all of the Penn conveyancing searches are non-obligatory. Your conveyancer will 'advise', no-doubt strongly, that you should have searches completed, but she is duty bound to do this. Do consider; if you are going to sell the house one day, it may be of relevance to your prospective buyer what the searches disclose. On occasion houses with no practical issues can still show up unexpected search results. A competent conveyancing solicitor in Penn should be able to give you some helpful guidance in this regard.
We're in Penn, FTBs purchasing with a mortgage (lender is Lloyds , and our lawyer is on the Lloyds conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Lloyds conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
After much negotiation I have agreed a price on a house in Penn. My mortgage broker pressured me to appoint their conveyancer. I paid an upfront payment of £175. A few days later, the lawyer contacted me sheepishly admitting that they were not on the Kent Reliance 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 Kent Reliance 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.
I am due to exchange contracts on my apartment. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, RBS are being difficult. The Penn solicitor who is on the RBS conveyancing panel is saying indemnity insurance will be fine but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I was told three weeks ago that my mortgage has been agreed to by Kent Reliance. Is it usual for Kent Reliance to only issue the offer once my solicitor in Penn is approved on their conveyancing panel? Kent Reliance have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.
My relative advised me that where I am purchasing in Penn I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually quoted for as part of the standard Penn conveyancing searches. It is not a small report of more than thirty pages, listing and detailing important information about Penn around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Penn Education with maps and statistics, Local Amenities and other useful information about Penn.
Been searching for a property lawyer for freehold sale conveyancing in Penn. We are selling, simple no mortgage to pay off, no rush, currently empty. Received a quote from a conveyancing practitioner for a thousand pounds plus VAT which is a tad steep considering its so straightforward. Is it possible to find less expensive fees for conveyancing in Penn?
Considering it’s a sale only, £425 + VAT should be about the best for a Penn solicitor firm.