I can't travel far from Halifax. I would like to know the logic why all Halifax conveyancing practitioners aren't automatically on all mortgage company panels?
Banks point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud every year.The dismissal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its outcome included recommendations for lenders to review their conveyancing panels, which triggered a major policy change in the sector. It led to lenders purging less reputable firms from their books of approved property lawyers .
Me and my partner are about to complete buying a house in Halifax but as a consequence of damage from the recent storms I have was able negotiate recompense from the current proprietors in the sum of £2k by way of a deduction in the price. I had intended this to be dealt with as part of a side agreement but Leeds Building Society will not agree to this. Why were they involved?
Any property lawyer being on a Leeds Building Society conveyancing panel is duty bound to inform Leeds Building Society of any variations to the sale price. If you were to refuse your solicitor to report the reduction to Leeds Building Society then they would have to discontinue acting for you. In addition, Leeds Building Society and you would have to appoint a new solicitor for your conveyancing in Halifax.
Can I use your services to locate a Conveyancing solicitor in Halifax even where I’m not buying or disposing of a house, for example where I wish to buy an office in Halifax with a loan from Godiva Mortgages Ltd?
Our search tool is mainly there to locate residential conveyancing solicitors in Halifax but we have listed at the bottom of this page some Halifax commercial conveyancing firms. You should enquire with the solicitors directly to check if they can also act for Godiva Mortgages Ltd
We wanted to use a conveyancing solicitor in Halifax for our house move. Our financial adviser has since notified us that our mortgage lenders Barclays won't deal with them. Surely this is unduly restrictive?
Mortgage Companies in the main restrict either the type or the amount of conveyancing practices on their approved list of lawyers. Typical examples of such criteria being that a firm must not be a sole practitioner. In addition to restricting the profile of firm, some have decided to limit the amount of firms they permit to represent them. Be aware that Barclays have no responsibility for the quality of advice provided by any member of Barclays Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of solicitor panels a few years ago even though there are differing opinions concerning the extent of solicitor engagement in some of that fraud. Data from the Land Registry indicate that plenty of law firms, including some in or near Halifax only execute one or two conveyances a year.
We are planning to move house in July. Will my conveyancing solicitor call the removal company on the day of completion. On a separate note, can you put forward a removal company in Halifax. Conveyancing lawyer was found before I stumbled across this page.
On the day of completion you can collect the house keys from the estate agent however this should only take place once the previous owners conveyancers confirm to the agent that the monies to complete are in and the keys can be collected. You will need to inform the removal men that you are ready to move in. We are not in a position to recommend a specific removal company but can help you locate a residential property solicitor in Halifax or a firm that specialises in conveyancing in Halifax.
Can I be sure that the Halifax conveyancing solicitor on the Santander panel is any good?
When it comes to conveyancing in Halifax obtaining recommendations is a sensible start. 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 recommend that you speak with the solicitor handling your transaction.
I have paid off my mortgage with Principality. I assume I don't need a Halifax property lawyer on the Principality panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
Are there restrictive covenants that are commonly picked up during conveyancing in Halifax?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Halifax. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’