We selected a Lancaster based solicitor for our conveyancing in Lancaster recently. After carefully reading the official terms of business it is apparent thatwe are responsible for costs even if the dealdoes not proceed. Should I ditch them and select a web based firm promising no move no charge conveyancing in Lancaster?
It is usually ‘give and take’ in that if "No Completion No Fee" is available then the conveyancing charges will tend to be be uplifted to neutralise those transactions that do not proceed. Do bear in mind that such arrangements tend not to cover disbursements e.g. Lancaster conveyancing search fees.
IfI were to acquire a simple residential propertyin Lancaster mortgage fee and dispense with a survey and no conveyancing searches how much could I expect to have to pay for conveyancing in Lancaster?
Any savings you would achieve will be isolated to the Lancaster conveyancing searches. A solicitor is obliged to do the vast majority of work - money laundering, correspond with your sellers conveyancer, stamp duty submission, register the title etc. A marginal saving might be made by not having to register a mortgage however it will not be a lot.
Do the Building Society Association intend to launch a online directory to to identify practices on the Earl Shilton BS conveyancing panel for instance in Lancaster?
Lexsure has not been advised of any intention on the part of the BSA to develop such a register.
Despite weeks of looking the Title Certificate and documents to our house can not be found. The solicitors who dealt with the conveyancing in Lancaster 4 years ago no longer exist. What do I do?
As long as you have a registered title the information relating to your ownership will be held by the Land Registry with a Title Number. It is possible to conduct a search at the Land Registry, find your house and order up to date copies of the property title for less than a fiver. If the property is Leasehold then the Land Registry will in most cases retain a file copy of the Registered Lease and again, a copy can be ordered for twenty pounds.
Should I be concerned by third parties that I am dealing with are encouraging me to use a nationwide conveyancing firm rather than a local Lancaster conveyancing firm?
As with lots of professional services, often suggestions from family and friends can be very helpful. But there are many players in a conveyancing matter; estate agents, financial adviser and lenders might all put forward conveyancers to instruct. Sometimes the solicitors might be known to one of the organisations as experts in their field, but sometimes there may be a commercial relationship behind the endorsement. You are at liberty to choose your own conveyancer. You need to be aware that the majority of banks operate an approved list of solicitors you are obliged to use for the mortgage related work in your home move.