I am buying a house mortgage free in Birstall. I have lived for the previous 15 years in Birstall. Conveyancing searches are expensive. As I have knowledge of the area and road very well must I have all the conveyancing searches?
If you not getting a home loan, then the vast majority of the Birstall conveyancing searches are non-obligatory. Your lawyer will ’encourage you, perhaps strongly, that you should have searches completed, but she has a professional duty to do this. One thing to bear in mind; if you are likely to dispose of the house at a future date, it will likely be be of interest to your future purchaser what the searches disclose. On occasion premises with day to day issues can still throw up negative search results. A good conveyancing solicitor in Birstall will provide you some sensible guidance in this regard.
We see that you have a search directory listing firms on the Lloyds conveyancing panel. Do companies pay you a referral fee if I instruct them for our conveyancing in Birstall?
We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Birstall.
Is it the case that all Birstall solicitor practices on the Nationwide conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Nationwide approved list of solicitors they would need to be overseen by the SRA. Some mortgage companies do list licenced conveyancers on their panel and in that case the practice would be overseen by the Council of Licensed Conveyancers.
We previously chose conveyancing lawyers located in Birstall on the Co-operative solicitor approved list. They have just billed me a further fee for handling the Co-operative mortgage. Is this an additional conveyancing fee set by Co-operative?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your lawyer is entitled to charge a fee for this. The fee is not dictated by Co-operative but by your Birstall conveyancing practitioner. Some firms on the Co-operative panel will quote ’dealing with mortgage’ fee but plenty of practices include it on their overall fee.
I was told three weeks ago that my mortgage has been agreed to by Yorkshire BS. Is it usual for Yorkshire BS to only issue the offer once my solicitor in Birstall is approved on their conveyancing panel? Yorkshire BS have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Taking into account that I will soon part with £400,000 on a garden flat in Birstall I would like to talk to a conveyancer concerning thehome move before appointing the firm. Is this something that you can arrange?
Absolutely - we would be delighted to talk to you we do not take any clients on without you liaising with the lawyer who will be conducting your property ownership legalities in Birstall.There is no ‘factory style conveyancing’ - each client is unique person, not a file reference. The practices that we put you in touch with believe that the figure you are provided with for your conveyancing in Birstall should be the amount on the final invoice that you end up paying.
I am one month into a leasehold purchase having been recommend to conveyancers by the selling agent to do our conveyancing in Birstall. I am not happy. Can you help me find new conveyancers?
A lawyer would have to be really bad to suggest changing them. Has your mortgage been sent? If so you will need to make them aware of the new lawyer and ensure the offer are re-sent. The conveyancer needs to be on the mortgage company panel to avoid supplemental charges and delays. That should be your first question of the new solicitors. Our search tool will assist you in finding a bank approved lawyer for your home move in Birstall
We are hoping to buy a four bedroom flatin Birstall with a loan from a lender. We have a lawyer in Birstall but our bank inform us now that she’s not approved on their "panel". We have to appoint one of the our mortgage company panel solicitors or keep our Birstall solicitor and incur the extra legals for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?
No, not really. The lender mortgage issued is subject to conditions, one of which will be that solicitors will on the mortgage company's conveyancing panel. Until recently, most banks had large numbers of law firms on their panels, including almost all conveyancing solicitors in Birstall : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for your lender.