I am obtaining a mortgage with Halifax. My intention is to instruct a Licensed Conveyancer in Bardsley. Does the Halifax Conveyancing panel include Licensed Conveyancers?
The Halifax conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
Can you recommend a Barnsley Building Society sanctioned Bardsley conveyancing firm that can complete within a very limited time frame? Am I best advised to unstruct a local Bardsley practice or a factory type conveyancer?
We would be happy to suggest some excellent Bardsley conveyancing firms. You can also walk up the high street in Bardsley. Go in to a couple of law practices and request to see a conveyancing solicitor for a costs illustration. Discuss your expectations together with your reasons and get an assurance on your deadline. Appoint the one that you are most comfortable with.
I am currently in the process of buying my council flat in Bardsley. I have a mortgage agreed with Clydesdale. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.
I have a mortgage with RBS for my property in Bardsley. Conveyancing was finalised a year ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform RBS?
RBS must be informed of your intention before renting your property as this is likely to be a breach of RBS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. It should not be necessary to do this via a RBS conveyancing panel firm.
My offer was accepted on a house in Bardsley on 28/2/2024, valuation was booked 4 days after, received a clean bill of health. Property lawyer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Nationwide and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Nationwide conveyancing panel. Can the lender hold off the offer?
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 Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.
Should my conveyancer be raising enquiries regarding flooding during the conveyancing in Bardsley.
The risk of flooding is if increasing concern for conveyancers specialising in conveyancing in Bardsley. Some people will purchase a property in Bardsley, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to impart advice on flood risk, but there are a number of checks that can be carried out by the purchaser or by their conveyancers which should figure out the risks in Bardsley. The standard property information forms given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the seller to discover if the premises has suffered from flooding. If the residence has been flooded in past which is not disclosed by the vendor, then a purchaser could bring a claim for damages stemming from an inaccurate response. The purchaser’s solicitors should also commission an enviro search. This should disclose if there is any known flood risk. If so, additional inquiries will need to be carried out.
I am buying a new build house in Bardsley benefiting from help to buy. The builders refused to move on the price so I negotiated 6k of additionals instead. The sale representative told me not disclose to my lawyer about the deal as it could affect my loan with the lender. Is this normal?.
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.
My conveyancers in Bardsley have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with the mortgage company. Is it case that being on the bank conveyancing panel they need to have retained the file for a prescribed period?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the bank directly.