I opted for a local lawyer for our conveyancing in Grasmere today. After carefully reading the terms of engagement I notewe are on the hook for charges even if the sale aborts. Should I ditch them and use a web based conveyancing company promising no completion no cost conveyancing in Grasmere?
Generally there is a concession along the lines that if "No Sale No Fee" is advertised then the fee levels will tend to be be higher to counteract the transactions that do not go ahead. Dont forget that these deals rarely cover expenditure for example Grasmere conveyancing search costs.
When it comes to mortgage companies such as Leeds Building Society, do Grasmere property lawyers have to pay a yearly amount to be on the conveyancing panel?
We are unaware of any mortgage company fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
We were going to get a DIP from Yorkshire BS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Grasmere solicitors on the Yorkshire BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Grasmere solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Grasmere conveyancer on the Yorkshire BS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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:
- but are not moving to another property
- where Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
I used Arc property Solicitors several years ago for my conveyancing in Grasmere. I now require my papers but the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Grasmere of the conveyancing firm of solicitors you previously used, 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 Grasmere differ for newly converted properties?
Most buyers of new build property in Grasmere approach us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is built. This is because new home sellers in Grasmere usually purchase the land, 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 accustomed to new build conveyancing in Grasmere or who has acted in the same development.
I am looking to sell my house. My former solicitors have shut. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Grasmere if that affects matters.
Do use our search tool to help you find a solicitor for your conveyancing in Grasmere. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.
Myself and my wife have just had an offer agreed on a house and had meeting on Wednesday with Leeds Building Society for the mortgage. They have informed me that when it comes to selecting a property lawyer that unless they are on their approved panel of conveyancers then we will have to pay out an additional charge of £200. This is is due to the fact that they would then have to instruct a solicitor to act for them as well as the one we select for ourselves and we will be on the hook for their costs. I have asked Leeds Building Society to send me with a list so I can request estimates only from their approved lawyers but was told they dont have such a list to hand over. Is there a simple way of finding out who is on a lender panel?
You should ask Leeds Building Society what their panel criteria is for a solicitor.Thereafter ask the property lawyer of your choice whether they fit that criteria and have they acted on loans for Leeds Building Society previously. If the answer to those is yes, then just clarify this with Leeds Building Society. Another option is to use our search tool and we may be able to identify a property lawyer in Grasmere on the panel for Leeds Building Society.