We see that you have a post code search directory identifying solicitors on the Clydesdale conveyancing panel. Do firms pay you a referral fee if I instruct them for our conveyancing in Hook?
We are a listing service only for law firms wishing to communicate if they are on the Clydesdale conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Hook.
The mortgage over my property is with Yorkshire BS for my property in Hook. Conveyancing has been completed months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Yorkshire BS?
You must advise Yorkshire BS prior to letting out your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Yorkshire BS directly. It should not be necessary to do this via a Yorkshire BS conveyancing panel lawyer.
After much negotiation I have agreed a price on a house in Hook. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an on account payment of £225. A couple of days later, the property lawyer contacted me embarrassingly acknowledging that they were not on the RBS 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 RBS 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.
I had an offer accepted on a property in Hook on 31/5/2024, valuation was booked five days after, received a clean bill of health. Solicitor appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Skipton and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Skipton 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 Skipton to deal with your lawyer's application to be on the Skipton conveyancing panel. There's no guarantee that your solicitor will be accepted.
My partner and I are downsizing from our property in Hook and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A high street Hook lawyer would know this is not the case. It does beg the question why the buyers are using an online conveyancing firm as opposed to a conveyancing solicitor in Hook. We have lived in Hook for many years we know that this is a non issue. Should we get in touch with our local Authority to obtain clarification that the buyers are looking for.
It sounds as though you may have a conveyancing firm already. What do they say? You must enquire of 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 illness)
How does conveyancing in Hook differ for newly converted properties?
Most buyers of new build residence in Hook contact us having been asked by the seller to sign contracts and commit to the purchase even before the property is constructed. This is because builders in Hook tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Hook or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a house in Hook in advance of instructing solicitors. I have been informed that there is a flying freehold element to the property. The surveyor advised that some mortgage companies will not grant a mortgage on a flying freehold home.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. If you call us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Hook. Conveyancing will be smoother if you use a solicitor in Hook especially if they are accustomed to such properties in Hook.
I am using a search engine for the words on line conveyancing in Hook it brings up many conveyancerslocally. How do I determine which is the right solicitor for my move?
The best way of finding a suitable conveyancer is through a trusted referral, so seek the counsel of friends and those you trust who have acquired a property in Hook or a respected estate agent or financial adviser. Costs for conveyancing in Hook differ, so it's a good idea to obtain a minimum of three fee estimates from different conveyancers. Dont forget to clarify what costs in the quote includes.