My conveyancer has discovered a defect with the lease for the flat we are buying in Brighouse. The seller’s lawyers have put forward title insurance as a workaround. We are happy with insurance and will cover the costs. Our conveyancing practitioner has advised that he must ensure that the mortgage company is happy with this solution. Are we the client or is the bank?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancer will have no choice but to discontinue acting for you.
It is is a decade since I bought my property in Brighouse. Conveyancing lawyers have recently been retained on the sale but I can't find my title documents. Will this cause complications?
You need not be too concerned. First the deeds may be kept by your lender or they may be in the possession of the conveyancers who handled your purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. The vast majority of conveyancing in Brighouse involves registered property but in the unlikely event that your home is unregistered it adds to the complexity but is not insurmountable.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Brighouse?
Two types of professional can conduct conveyancing in Brighouse namely licenced conveyancers or solicitors. Both professionals handle the legal services that you need to complete the disposal or acquisition of property. Both are obliged to carry out Brighouse conveyancing to the same quality and guidelines so you may be safe in the knowledge that your conveyancing will be properly conducted and that all requirements and steps should be correctly adhered to.
How can we tell if a Brighouse conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Brighouse seeking recommendations is a good starting point. 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 advertising the lowest fees. We would always suggest that you speak with the lawyer carrying out your conveyancing.
I had a mortgage agreed in principle with Aldermore. Brighouse conveyancing lawyers have been chosen. What is the average time that one could expect to receive a mortgage offer from Aldermore?
Some lenders take longer than others. Have Aldermore conducted the valuation? Have you advised Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I used Arc property Solicitors several years past for my conveyancing in Brighouse. I now require my papers however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Brighouse of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Brighouse differ for newly converted properties?
Most buyers of new build or newly converted property in Brighouse come to us having been asked by the builder to sign contracts and commit to the purchase even before the house is constructed. This is because new home sellers in Brighouse usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Brighouse or who has acted in the same development.
I am looking to sell my property. My past solicitors have shut. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Brighouse if that affects matters.
You should use our search tool to help you choose a solicitor for your conveyancing in Brighouse. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.