At what point can the exchange of contracts take place for sale conveyancing in Great Harwood and am I required to be at the conveyancers office?
Where you are in close proximity to our conveyancing solicitors in Great Harwood you are welcome to attend to sign contracts. However, the law practices we work with offer countrywide coverage for conveyancing and provide just as comprehensive and professional a job for you when dealing with you electronically. The signing of the property agreement is not the important part. Signing on the dotted line simply enables the conveyancer to address the formalities at the suitable time, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Great Harwood)to be in the office at the appropriate time.
we are a couple who are purchasing a 3 bedroom flat in Great Harwood with a residential mortgage from TSB.We like our Great Harwood conveyancing solicitor but TSB says his firm is not on their "panel". We have to appoint a TSB panel firm or retain our local solicitor and pay for one of their panel ones to act for them. We feel as though this is unjust; Can we not simply insist that TSB use our lawyer?
No, not really. The loan issued to you contains terms and conditions, one of which will be that conveyancers will be on the TSB approved list. in the past, most banks had large numbers of law firms on their panels: a borrower could find 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 TSB
We previously appointed conveyancing lawyers with offices in Great Harwood on the Kent Reliance solicitor panel. They have just invoiced me an additional sum for dealing with the Kent Reliance mortgage. Is this a supplemental conveyancing fee set by Kent Reliance?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your conveyancer is entitled to charge a fee for this. The fee is not dictated by Kent Reliance but by your Great Harwood property lawyer. Numerous firms on the Kent Reliance panel will levy ’dealing with mortgage’ fee and others do not.
We have agreed to purchase a house in Great Harwood. A rare aspect is that the roof has a solar panel. Co-operative have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Co-operative your lawyer must check the conveyancing requirements contained in Section two of UK Finance Lenders’ Handbook for Co-operative. The CML Handbook contains minimum specifications for solar panel roof-space leases, and solicitors are required to report to Co-operative where a lease fails to satisfy these specifications. The specifications relate to the installation of panels on properties nationwide and is not restricted to Great Harwood.
I am selling my house. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, TSB are being difficult. The Great Harwood solicitor who is on the TSB conveyancing panel is happy to accept ‘lack of building regulation’ insurance but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am buying a house and the conveyancer has referenced Chancel Repair for which the house could be obligated to contribute to given it’s proximity to the area of such a church. He has mentioned insurance. Is this strictly appropriate for conveyancing in Great Harwood
Unless a previous acquisition of the house took place post 12 October 2013 you could expect conveyancing practitioners conducting conveyancing in Great Harwood to remain encouraging a chancel search and or insurance against a claim.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Great Harwood is where the house is located. Can you shed any light on this issue?
Flying freeholds in Great Harwood are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Great Harwood you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Great Harwood may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
How and when do I cover the costs of stamp duty due for my Great Harwood flat purchase?
Your solicitor will complete a stamp duty return for you as part of your Great Harwood conveyancing transaction for signature. After completion your lawyer will submit the STL Return Form to the Tax Authorities and - assuming they have the funds - discharge any tax bill liability on your behalf.