Am I correct in assuming that the fact that my solicitor in Bradford is not listed on my lender's conveyancing panel that there is a problem with the standard of the firm’s work?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Bradford conveyancing practice and ask them why they are no longer on the approved list for your bank.
we are a couple who are buying a newbuild flat in Bradford with a mortgage from Birmingham Midshires.We like our Bradford conveyancing lawyer but Birmingham Midshires informed us she’s not listed on their approved list of firms. we are left little option but to use a Birmingham Midshires panel solicitor or retain our preferred solicitor and fork out for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?
No, not really. The home loan offered to you is subject to its terms and conditions, a common one being that solicitors needs to be on the Birmingham Midshires approved list. Until recently, most lenders had large numbers of solicitors 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. A further alternative is for your solicitors to apply to be on the conveyancing panel for Birmingham Midshires
What is your number one tip for choosing a conveyancing solicitor in Bradford
We would encourage you not to base your choice on the cheapest Bradford conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
Can you help - my lawyer says that lack of right of way insurance is required on my purchase. What is the level of cover for Bradford conveyancing?
The right level of lack of right of way indemnity insurance should be dictated by who who your lender is. It would differ for example between National Westminster Bank and Chelsea Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.
We had instructed solicitors located in Bradford on the Nationwide solicitor panel. They are now charging me a supplemental charge for dealing with the Nationwide mortgage. Is this an additional conveyancing fee set by Nationwide?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your property lawyer may charge a fee for this. The charge is not set by Nationwide but by your Bradford lawyer. Plenty of firms on the Nationwide panel will quote an ‘acting for lender’ fee and others do not.
Due to the encouragement of my in-laws I had a survey completed on a property in Bradford in advance of retaining lawyers. I have been informed that there is a flying freehold element to the property. The surveyor advised that some lenders will not issue a mortgage on this type of house.
It depends who your proposed lender is. Lloyds has different instructions for example to Birmingham Midshires. If you e-mail us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Bradford. Conveyancing may be slightly more expensive based on your lender's requirements.
I am downsizing from my house. My former solicitors has retired. I would be grateful for any recommendation of a conveyancing firm. Im based in Bradford if that makes things easier.
You should use our search tool to help you find a solicitor for your conveyancing in Bradford. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.
Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £275,000 maisonette in Bradford in seven days. The landlords agents has quoted £300 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Bradford?
For most leasehold sales in Bradford conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
Addressing conveyancing due diligence enquiries
Where consent is required before sale in Bradford
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Leasehold Conveyancing in Bradford - Sample of Queries Prior to Purchasing
The prefered form of lease arrangement is a share of the freehold. In this arrangement the lessees have being in charge if their destiny and although a managing agent is frequently retained where it is larger than a house conversion, the managing agent is directed by the tenants. What prohibitions are contained in the Bradford Lease? Who are the managing agents?