I have been recommended a conveyancing solicitor in Hessle. I need to find out whether they are accepted on the Alliance & Leicester approved list of lawyers. Could you help?
The first thing you should do is call your lawyer and ask them if they can act for the lender. Otherwise you should get in touch with Alliance & Leicester who may be able to confirm.
When it comes to lenders such as Skipton, do Hessle conveyancers face an annual charge to be on the list of approved solicitors?
We are not aware of any mortgage company fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
My wife and I are in the throws of looking at apartments in Hessle and I am about to put in an offer. Is it too early to have a solicitor in place? I will be getting a home loan with RBS.
It would be wise to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. Given that you are getting a mortgage with RBS, ask your prospective lawyers if they are on the RBS conveyancing panel otherwise they can't do the mortgage legal work.
After months of negotiation I have agreed a price on a house in Hessle. My financial adviser recommended their conveyancers. I paid an advanced payment of £150. A few days later, the conveyancing practitioner contacted me sheepishly admitting that they were not on the Nottingham conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Nottingham panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My partner and I are planning on selling our house in Hessle and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A high street Hessle conveyancer would know that there is no such problem. It does beg the question why the buyers instructed an internet conveyancing firm as opposed to a conveyancing solicitor in Hessle. We have lived in Hessle for 5 years we know that this is a non issue. Should we contact our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
Me and my brother have a 4 bedroom Georgian property in Hessle. Conveyancing solicitor represented me and Nottingham Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to assess the Freehold register you have again and check the Charges Register for 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 Hessle and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with the conveyancing solicitor who completed the work.
Do I need to be concerned by brokers that I am dealing with are suggesting a factory type conveyancing firm as opposed to a local Hessle conveyancing practice?
As is the case with many professional services, often referrals from relatives can be very helpful. Yet there are numerous players in a conveyancing matter; estate agents, mortgage brokers and lenders may put forward solicitors to appoint. Sometimes these lawyers might be known to one of the organisations as one of the best in their field, but sometimes there may be a commercial relationship behind the endorsement. You are free to choose your preferred conveyancer. You need to be aware that some banks operate an approved list of lawyers you have to use for the lender aspect of your transaction.
My husband and I are one month into a residential purchase having been directed to conveyancers by the estate agent to perform conveyancing in Hessle. I am am starting to be disappointed with the level of service. Could you help me find new lawyers?
They would have to be very bad to suggest changing them. Has the mortgage offer been issued? If so you need to make them aware of the new contact details and ensure the offer are re-issued. Your new conveyancer should be on the lenders approved list to avoid added fees and frustration. That should be your starting point. The find a solicitor tool will assist you in finding a bank approved lawyer for your conveyancing in Hessle