We are buying a 2 bedroom apartment in Birstall with a mortgage. We have a Birstall lawyer, however the lender says she’s not on their "panel". We have to appoint one of the mortgage company panel solicitors or keep our Birstall property lawyer and pay for one of their panel lawyers to represent them. We feel that this is inequitable; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: 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. Another option that might be available is for your Birstall conveyancing solicitor to apply to be on the conveyancing panel.
Due to move into my new home in Birstall next Monday. My solicitor now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the lender. What does the insurance need to cover?
All property lawyers on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 requirements. These requirements are not unique to conveyancing in Birstall.
I am close to exchanging contracts on the sale of our home in Birstall and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any local lawyer would know this is not the case. For the life of me I don't know why the purchasers instructed a factory type conveyancing firm rather than a conveyancing solicitor in Birstall. We have lived in Birstall for many years we know that this is a non issue. Do we contact our local Authority to obtain confirmation that the buyers are looking for.
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 health insurance to cover that same sickness)
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Birstall is where the house is located. Is there any guidance you can impart?
Flying freeholds in Birstall are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Birstall you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Birstall 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 property.
In sourcing the web for the term on line conveyancing in Birstall it brings up numerous property lawyersin the area. With so much choice what is the best way to find the right solicitor for my move?
The ideal method of seeking a suitable conveyancer is through a trusted recommendation, so ask colleagues and those you trust who have acquired a property in Birstall or the respected estate agent or mortgage broker. Charges for conveyancing in Birstall vary, so it's sensible to secure a minimum of three quotes from different solicitors. Make sure that you know that the costs are guaranteed not to rise.
How much should conveyancing in Birstall cost?
The amount you are charged for Birstall conveyancing fees may differ dramatically from company to company. Given these variations it all the more necessary for you to have a full breakdown of costs before you appoint a solicitor. One should always seek two or more like for like quotes.