Find a Lender-Approved Local Conveyancer in Birstall

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Cheap conveyancing in Birstall does not necessarily mean low quality - but the odds are stacked against you

Reasons to use our Birstall conveyancing solicitors

  • 1 Birstall solicitors work in partnership with Birstall estate agents, property finders, surveyors, banks and other professionals to ensure that a quality service is provided to clients every step of the way, ensuring the smoothest, most stress-free process possible
  • 2 The mark of a good conveyancing solicitor in Birstall is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by national chain estate agents) sometimes falls short of the level of professionalism you would hope for.
  • 3 You can gain comfort when you select the very best, most recommended conveyancing solicitors. Birstall has a number to choose from, but for a truly professional and dependable service many local people have been use the endorsement of this site.
  • 4 Our site is the only site that enables you the ability to ensure that your property ownership legalities in Birstall will be conducted by a conveyancer on your bank authorised panel.
  • 5 Excellent communication and pure property experience are key benefits that you should seek when selecting conveyancing solicitors. Birstall conveyancing can be made a lot more complicated as a result of lack of transparency between all the parties. The lawyers we work with strive to make sure that the lines of communication are open and act on arising issues and developments quickly.

Examples of recent conveyancing in Birstall since October 2022*

Recently asked questions about conveyancing in Birstall

Unfortunately I am unable to travel far from Birstall. Is there a reason why all Birstall lawyers are not on all bank panels?

Lenders tend to impose restrictions on either the type or volume of conveyancing solicitors on their panel. Frequent examples of such criteria being that a organisation needs to have two or more partners. As well as restricting the nature of firm, some have decided to limit the size of their panel they permit to represent them. It is worth noting that mortgage companies have no accountability for the accuracy of conveyancing provided by any Birstall property lawyer on their panel. Increases in mortgage fraud was a key driver in the reduction of solicitor panels a few years ago notwithstanding that there are opposing points of view about whether solicitors sat at the center of that fraud. Statistics published by the Land Registry exposes that thousands of law practices only transact one or two conveyances a year. Those supporting conveyancing panel cuts ask why conveyancing firms deserve claim to be on a bank panel when clearly conveyancing is not their primary expertise?

Our son is about to exchange on a new build apartment in Birstall with a home loan from UBS. His conveyancer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?

The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the UBS conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the UBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Do I find a Licenced Conveyancer or Solicitor for conveyancing in Birstall?

There are many registered licenced Conveyancers in Birstall and Solicitor practices in Birstall offering conveyancing It is important to make clear that the two are regulated professionals specialising in the legal work in transferring property. Both can conduct associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

I have paid off my mortgage with Virgin Money. I assume I don't need a Birstall conveyancer on the Virgin Money panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

  1. but are not moving to another property
  2. where Virgin Money has sent the Land Registry the discharge electronically, and
  3. Virgin Money has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Virgin Money mortgage has been paid off.

Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Birstall solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Birstall surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Will my conveyancer be making enquiries about flooding during the conveyancing in Birstall.

The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Birstall. There are those who buy a property in Birstall, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Lawyers are not qualified to give advice on flood risk, but there are a number of searches that can be carried out by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Birstall. The standard property information forms supplied to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a usual inquiry of the seller to determine whether the property has suffered from flooding. In the event that the residence has been flooded in past and is not revealed by the owner, then a buyer may bring a legal claim for losses as a result of such an misleading answer. A buyer’s lawyers should also commission an enviro search. This will disclose whether there is any known flood risk. If so, additional investigations will need to be initiated.

I need to instruct a conveyancing solicitor for some conveyancing in Birstall. I happened to discover a web site which seems to have the ideal answer If there is a chance to get all this stuff done via web that would be preferable. Do I need to be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I am in need of some leasehold conveyancing in Birstall. Before I set the wheels in motion I require certainty as to the number of years remaining on the lease.

Assuming the lease is recorded at the land registry - and most are in Birstall - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I own a studio flat in Birstall, conveyancing having been completed in 2004. How much will my lease extension cost? Equivalent flats in Birstall with a long lease are worth £255,000. The ground rent is £45 yearly. The lease ceases on 21st October 2097

With only 74 years left to run we estimate the price of your lease extension to range between £8,600 and £9,800 as well as legals.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.

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Residential Landlord and Tenant Conveyancing solicitors in Birstall

The firms listed below are a non-comprehensive list of solicitors in Birstall specialising in landlord and tenant law and on the regulations governing different types of tenancies. This will likely include advice on Court proceedings for possession

  • Edward Hands & Lewis Limited, The Old School Rooms, 346 Loughborough Road, Leicester, Leicestershire, LE4 5PJ
  • Sona Solicitors Ltd, 221 Melton Road, Leicester, Leicestershire, LE4 7AN
  • Rakkani Solicitors, 180 Melton Road, Leicester, Leicestershire, LE4 5EE
  • Smg Solicitors, 99 Baggrave Street, Leicester, Leicestershire, LE5 3QW
  • Bray & Bray, Spa Place, 36-42 Humberstone Road, Leicester, Leicestershire, LE5 0AE

Commercial Conveyancing solicitors in Birstall regulated by the SRA

The list below is a non-comprehensive list of solicitors in Birstall practicing in commercial conveyancing in Birstall. This will likely include advice on granting a lease to a commercial tenant
  • Edward Hands & Lewis Limited, The Old School Rooms, 346 Loughborough Road, Leicester, Leicestershire, LE4 5PJ
  • Sona Solicitors Ltd, 221 Melton Road, Leicester, Leicestershire, LE4 7AN
  • Rakkani Solicitors, 180 Melton Road, Leicester, Leicestershire, LE4 5EE
  • Tanna & Co Solicitors Limited, 7 Loughborough Road, Leicester, Leicestershire, LE4 5LJ
  • Bp Legal Solicitors Limited, 221 Belgrave Gate, Leicester, Leicestershire, LE1 3HT

Planning law solicitors in Birstall regulated by the Solicitors Regulation Authority

The list below is a non-comprehensive list of solicitors in Birstall practicing in planning law. This will likely include advice on applications about listed buildings and conservation areas
  • Lawson West Solicitors Limited, 241 Uppingham Road, Leicester, Leicestershire, LE5 4DG
  • Zms Legal Limited, 11 Bowling Green Street, Leicester, Leicestershire, LE1 6AS
  • Spearing Waite Llp, 34 Pocklingtons Walk, Leicester, Leicestershire, LE1 6BU
  • David Prichard Limited, 1 Meridian South, Meridian Business Park, Leicester, Leicestershire, LE19 1WY
  • Kevin Sumner Limited, 1 Meridian South, Meridian Business Park, Leicester, Leicestershire, LE19 1WY

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.