I am expecting a mortgage with Halifax. My intention is to use a Licensed Conveyancer in Grange Over Sands. Does the Halifax Solicitor panel allow for Licensed Conveyancers?
The Halifax approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
I own a freehold residence in Grange Over Sands but still pay rent, why is this and what is this?
It’s unusual for properties in Grange Over Sands and has limited impact for conveyancing in Grange Over Sands but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.
We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Does this mean I have to instruct their panel lawyer as I would prefer to instruct a Grange Over Sands based conveyancing firm?
You should check but the the likelihood is that give you one of their panel solicitors if you accept the "fee-free" incentive. Contact the bank and explore if they make available a cash alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor in Grange Over Sands.
What is your number one tip for choosing a conveyancing solicitor in Grange Over Sands
It would be unwise to be seduced by the cheapest Grange Over Sands conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. 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 know exactly what you’ll have to pay in ahead of time.
I am expecting a OIP from Bank of Ireland this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Grange Over Sands solicitors on the Bank of Ireland conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Grange Over Sands solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.
I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Grange Over Sands bank branch on various occasions and was told it does not impact the mortgage offer and they will lend. My Grange Over Sands conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend based on their specific requirements. I simply don't know who is right.
The conveyancer has to follow the CML Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
What does a local search tell me regarding the property we're purchasing in Grange Over Sands?
Grange Over Sands conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search organisations for example Xpress Legal The local search plays an important role in many a Grange Over Sands conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your new home. The search should provide information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.
Should I be concerned by brokers that I am dealing with are encouraging me to use a factory type conveyancing firm as opposed to a High Street Grange Over Sands conveyancing practice?
As with many professional services, often recommendations from family and friends can be very helpful. Yet there are numerous parties with a vested interest in a conveyancing transaction; estate agents, mortgage brokers and lenders might all put forward lawyers to retain. On occasion the lawyers might be known to one of the organisations as experts in their field, but sometimes there exists a financial incentive behind the endorsement. You have the right to appoint your own lawyer. You need to be aware that some mortgage providers have an approved list of solicitors you must use for the lender aspect of your house move.