My husband and I are looking to buy a property in Barnsley and have instructed a Barnsley conveyancing firm. Within the past 48 hours our solicitor has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Nottingham Building Society have this evening contacted us to advise us that there is now an issue as our Barnsley conveyancer is not on their conveyancing panel. What do we do from here?
When purchasing a property with mortgage finance it is usual for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Barnsley lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
I am selling our house in Barnsley and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any local lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed a factory type conveyancing outfit as opposed to a conveyancing solicitor in Barnsley. We have lived in Barnsley for three years we know of no issue. Do we contact our local Authority to get confirmation that there is no issue.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I have justfound out that Wolstenholmes have been shut down. They carried out my conveyancing in Barnsley for a purchase of a leasehold flat 9 months ago. How can I check that my home is not still registered in the name of the previous owner?
The quickest method to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Barnsley conveyancing specialists.
I'm buying my first flat in Barnsley with a loan from Britannia. The developers refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not to tell my lawyer about the extras 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.
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. Barnsley is where the house is located. What do you suggest?
Flying freeholds in Barnsley are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Barnsley you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Barnsley may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
We're new to the buying process - had an offer accepted, yet the agent told us that the seller will only proceed if we instruct their preferred solicitors as they need an ‘expedited deal’. Our preferred option is to instruct a local conveyancer accustomed to conveyancing in Barnsley
We suspect that the seller is unaware of this ultimatum. If they desire ‘a quick sale', alienating a genuine purchaser is likely to cause more damage than good. Speak to the owners direct and explain that (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you intend to use your own,trusted Barnsley conveyancing solicitors - rather thanthe ones that will earn the estate agent a introducer fee or hit his conveyancing targets demanded by senior management.