IfI was to buy a simple residential homein Haydock mortgage fee and have no survey and no conveyancing searches how much could I expect to have to pay for conveyancing in Haydock?
Any savings you would make would be isolated to the costs for searches. Your lawyer is required to do the vast majority of work - money laundering, liaising with the vendors lawyer, stamp duty return, register the ownership etc. A slight saving might be made by not having to register a mortgage but it won't be a lot.
The formalities of my purchase has taken place for my property in Haydock. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I had an offer accepted on a house in Haydock on 2/5/2025, valuation was booked 4 days after, all came back fine. Property lawyer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
After shopping around on the internet I have found a Haydock conveyancing practitioner having checked that they are on the HSBC conveyancing panel. Does my lawyer arrange the survey of the property?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Haydock surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
My wife and I have a 4 bedroom Georgian house in Haydock. Conveyancing solicitor represented me and Aldermore. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold with the matching address. I thought I was buying a freehold how can I check?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Haydock and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with the conveyancing lawyer who conducted the conveyancing.
I'm purchasing a new build house in Haydock with a loan from Nationwide Building Society. The sellers refused to move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent advised me not disclose to my lawyer about the side-deal as it may jeopardize my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I have been on the look out for a flat up to £305k and found one close by in Haydock I like with open areas and railway links in the vicinity, however it only has 51 years unexpired on the lease. There is not much else in Haydock suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you require a mortgage the shortness of the lease will be problematic. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.
We have just discovered that one of the partners of the conveyancing practice acting on the purchase conveyancing in Haydock is is the brother of the vendor. Is this acceptable?
Provided no conflict arises this is allowable. Where you are requiring mortgage finance then the bank may have a say as many banks have specific instructions on this. For example for Halifax Loans as of 10/6/2025, the requirements read as follows :