I went with a local lawyer for my conveyancing in Bradford yesterday. Reviewing the official terms of business it is apparent thatI am on the hook for costs even if the sale aborts. Should I go with them or choose a web based solicitor practice promoting no-sale-no-fee conveyancing in Bradford?
Generally there is a concession along the lines that if "No Completion No Fee" is advertised then the fee levels will tend to be be uplifted to offset the conveyances that fail to complete. Also remember that such schemes rarely protect you from disbursements such as Bradford conveyancing search fees.
Would the conveyancing solicitors listed on your site perform attended exchange conveyancing in Bradford?
There are a few conveyancing experts who can conduct 24hr exchanges. You should contact us to get a fee calculation and details as to availability.
My husband and I are buying a purpose built flat in Bradford with a residential mortgage from Accord Mortgages Ltd.We would like to retain our Bradford conveyancing lawyer but Accord Mortgages Ltd advised that her practice is not on their approved list of member firms. It seems we are left with little choice but to instruct a Accord Mortgages Ltd panel solicitor or keep our local solicitor and pay for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that Accord Mortgages Ltd use our lawyer?
Unfortunately,no. The mortgage issued to you contains various provisions, one of which will be that conveyancers will be on the Accord Mortgages Ltd conveyancing panel. in the past, 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 lawyer to apply to be on the conveyancing panel for Accord Mortgages Ltd
Is it the case that all Bradford solicitor practices on the Kent Reliance conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Kent Reliance conveyancing panel they would need to be governed by the SRA. The majority of banks do list licenced conveyancers on their panel in which case such practice would be governed by the CLC.
Can I be sure that the Bradford conveyancing solicitor on the Barclays panel is any good?
When it comes to conveyancing in Bradford getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor conducting your transaction.
Nationwide have agreed my mortgage in principle, my offer on a flat in Bradford has been agreed to, what happens next?
Your estate agent will want to be informed of your property lawyer's details (be sure the property lawyers are on the lender’s panel). Call up Nationwide or the financial adviser and finalise any outstanding paperwork. Nationwide will appoint a valuer who will get in contact with the estate agent or seller to book an appointment. Once carried out (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Nationwide will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Bradford.
I'm purchasing a new build house in Bradford benefiting from help to buy. The sellers would not budge the amount so I negotiated 6k of additionals instead. The house builders rep suggested that I not inform my conveyancer about the extras as it may adversely affect my loan with Chelsea Building Society. 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.
We're novice buyers - agreed a price, but the estate agent advised that the owners will only proceed if we use the agent's preferred conveyancers as they want a ‘quick sale’. We would rather use a high street solicitor who is familiar with conveyancing in Bradford
It is unlikely the owners are behind this. If they want ‘a quick sale', turning down a genuine buyer is not the way to achieve this. Avoid the agents and go straight to the sellers and make sure they understand (a)you are keen to buy (b)you are ready to go, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)but you intend to appoint your preferred Bradford conveyancing firm - not the ones that will provide their estate agent a commission or achieve conveyancing figures pre-set by head office.