We wanted to use a conveyancing solicitor in Halifax for our house move. Our broker has since advised us that our mortgage company HSBC Bank won't deal with them. Surely this is unduly restrictive?
Banks ordinarily imposes restrictions either the category or the amount of conveyancing firms on their member panel. Typical examples of such criteria being that a firm must not be a sole practitioner. As well as restricting the profile of firm, a few lenders have limited the number of solicitor practices they use to represent them. You should note that HSBC Bank have no responsibility for the quality of advice provided by any member of HSBC Bank Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of solicitor panels since 2008 even though there are mixed opinions concerning the extent of solicitor involvement in some of that fraud. Data from the Land Registry reveal that plenty of law firms, including some in or near Halifax only conduct a couple conveyances a year.
What is the difference between a licensed conveyancer and conveyancing solicitor in Halifax
There are many registered licenced Conveyancers in Halifax and Solicitor practices in Halifax who provide Conveyancing services We would stress that the two are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. Both can handle other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
We have a mortgage agreed in principle with Lloyds. Halifax conveyancing solicitors are selected. How long does it take for Lloyds to send the offer to the solicitor?
Some lenders take longer than others. Have Lloyds done the valuation? Have you advised Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am expecting a DIP from Lloyds this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Lloyds recommend any Halifax solicitors on the Lloyds conveyancing panel, or is it better to go independently?
You will need to appoint Halifax solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
What will a local search reveal regarding the house we're buying in Halifax?
Halifax conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search organisations such as Searchflow The local search plays a central part in many a Halifax conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your property. The search will supply information on, amongst other things, details on planning applications relevant 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 thirteen topic areas.
I decided to have a survey carried out on a house in Halifax in advance of retaining conveyancers. I have been told that there is a flying freehold element to the house. The surveyor advised that some banks tend not grant a mortgage on a flying freehold premises.
It depends who your proposed lender is. Lloyds has different requirements from Halifax. If you e-mail us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Halifax. Conveyancing may be slightly more expensive based on your lender's requirements.
What is different about your site and other internet conveyancing brokers for conveyancing in Halifax?
At this site obtain a fixed fee quote via a Solicitor or Licensed Conveyancer that appreciates the nuances of your conveyancing in Halifax. As opposed to estate agents and brokerage sites we do not operate kick-back arrangements with solicitors. Some agents and online brokers 'recommend' the firm that pays the most per referral, not the best value conveyancing in Halifax
Our lawyer in Halifax has uncovered a a legal deficiency with the lease for the flat we are purchasing in Halifax. The other side have offered title insurance as a workaround. We are content with insurance and will cover the costs. Our lawyer has advised that as he is on the mortgage company conveyancing panel he must ensure that the lender is happy with this solution. Who is the client here, us or the mortgage company?
Just because you have a mortgage offer from the lender does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your Halifax conveyancing lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook Requirements. You and the lender are the client. The appropriate lender requirements must be adhered to by the mortgage company conveyancing panel who has to balance acting for you and the bank