Just contacted my conveyancing lawyer in Ravenglass who conducted the legals 18 months ago requesting a conveyancing costs illustration based on the same type of home move (a leasehold residence and a freehold premises) of almost identical values with a mortgage from . It looks as though am now being quoted twice the amount. Should I look for a cheaper online firm of conveyancing solicitor?

The costs illustration is fractionally on the expensive side. Where you are content to spend time scrutinising quotes you may be able to reduce the fees slightly by say £100 plus VAT. That being said, assuming were pleased with the legal work the firm offered you maycome to rue opting for an an unknown lawyer. Don't forget to enquire that the conveyancer can act for . You can make use of our search tool to get a quote a Ravenglass conveyancing firm on the conveyancing panel, which can often include conveyancing solicitors in Ravenglass.

What does my ID and proof of funds have anything to do with my conveyancing in Ravenglass? What am I being asked for?

In order to comply with Money Laundering Regulations any Ravenglass conveyancing firm will require proof of identity in all conveyancing matters. This is normally satisfied by provision of a passport and an original bank statement or utility bill showing your correct address.

Under Money Laundering Regulations, conveyancers are obliged by law to investigate not simply the identity of conveyancing clients but also the origin of the money that they receive in respect of any matter. Refusal to disclose this will result in your lawyer ending their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.

Your property lawyers will have an obligation to notify the appropriate authorities should they believe that any monies received by them may contravene the Anti-terror and anti-money-laundering rules.

We're in Ravenglass, FTBs purchasing with a mortgage (lender is , and our lawyer is on the conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no 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.

There are numerous conveyancing solicitors in Ravenglass but how do I know who I should use?

It would be unwise to be seduced by the cheapest Ravenglass conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

I am buying a victorian detached house in Ravenglass. The intention is to an extension at the rear at the house.Will legal due diligence on the property include investigations to see if these alterations are permitted?

Your conveyancer will check the registered title as conveyancing in Ravenglass will sometimes identify restrictions in the title documents which prevent categories of alterations or require the permission of another owner. Some works call for local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these things with a surveyor ahead of any purchase.

When it comes to mortgage companies such as , do Ravenglass have to pay an annual charge to be on the list of approved solicitors?

We are unaware of any lender fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

I am purchasing my first flat in Ravenglass benefiting from help to buy. The developers refused to move on the amount so I negotiated 6k of extras instead. The house builders rep advised me not inform my lawyer about the extras as it would jeopardize my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.