Our bank has recommended a law firm on their panel based in Swavesey but I would rather use a conveyancing lawyer in Swavesey or nearer to where I live. Can you help?
Far from all Swavesey conveyancing practices are listed all banks conveyancing panel. Use the above search tool to locate a Swavesey conveyancing conveyancer on the on the mortgage company panel.
This question may be naive but I am unseasoned as a first time purchaser of a two bedroom flat in Swavesey. Do I receive the keys to the house on completion from my lawyer? If so, I will instruct a High Street conveyancing solicitor in Swavesey?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the seller's conveyancers, and shortly after the monies have arrived, you will be able to pick up the keys from the selling Agents and start moving into the property. Usually this happens early afternoon.
We had instructed conveyancers based in Swavesey on the Leeds Building Society solicitor panel. They are now charging me a further charge for handling the Leeds Building Society mortgage. Is this an additional conveyancing fee set by Leeds Building Society?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your property lawyer may levy a fee for this. This fee is not dictated by Leeds Building Society but by your Swavesey property lawyer. Numerous firms on the Leeds Building Society panel will charge an ‘acting for lender’ fee and others do not.
How can we tell if a Swavesey conveyancing solicitor on the Aldermore panel is any good?
When it comes to conveyancing in Swavesey obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor conducting your conveyancing.
Are there restrictive covenants that are commonly identified as part of conveyancing in Swavesey?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Swavesey. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Is it best to choose a Swavesey conveyancing solicitor who is local to the property I am hoping to buy? We have a good friend who can deal with the legal formalities but they are based approximately 350miles away.
The benefit of a high street Swavesey conveyancing firm is that you can drop in to execute documents, present your identification documents and apply pressure on them if necessary. Having local Swavesey know how is a benefit. That being said it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and on the whole were content that must trump using an unknown Swavesey conveyancing lawyer solely due to them being local.
When it comes to my conveyancing in Swavesey should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Swavesey conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the lawyer's time in submitting the funds this way.