My fiance and I are intent on acquiring a maisonette in Locks Heath. My Solicitor has never been on on the lender approved panel. Am I still permitted to retain my Locks Heath conveyancing solicitor even though they are excluded from the lender panel of approved conveyancing solicitors?
You have a couple of options open to you here
- Complete the purchase with your chosen Locks Heath conveyancer but your lender will need to retain a lawyer from their approved panel. This will result in additional charges together with probable delay.
- Get a fresh conveyancing practitioner to conduct the conveyancing, obviously checking they are on the mortgage company conveyancing panel.
- Convince your conveyancing practitioner to apply to join the mortgage company panel
Our lender has suggested solicitors on their panel based in Locks Heath but I would rather choose a conveyancing lawyer in Locks Heath round the corner to me. Are you able to assist?
Far from all Locks Heath conveyancing practitioners are approved and listed on all banks conveyancing panel. Use our find an approved solicitor tool to locate a Locks Heath conveyancing solicitor on the on the bank panel.
Intending to buy a house in Locks Heath. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Skipton conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Locks Heath lawyer is on the Skipton conveyancing panel.
Nationwide have agreed my mortgage in principle, my bid on a apartment in Locks Heath has been agreed to, what are the next steps?
The property agent will want to be informed of your solicitor's details (ensure that the lawyers are on the bank’s panel). Contact Nationwide or your financial adviser and finalise any outstanding documentation. Nationwide will instruct a valuer who will get in contact with the selling agent or owners to schedule an appointment. Once conducted (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. Nationwide will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Locks Heath.
I have finally had an offer on a maisonette in Locks Heath accepted, the owners do however have a dependent purchase. The sellers have offered on on an apartment, but it’s not been accepted yet, and are looking at other apartments booked. I have instructed a local conveyancing solicitor in Locks Heath. What should be my next step? At what stage do I apply for the mortgage with Yorkshire BS?
It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of £1k, then survey, Locks Heath conveyancing search charges, etc). First, you must check that your conveyancer is on the Yorkshire BS conveyancing panel. Regarding the subsequent phase this very much dictated by the circumstances of your case, attraction to the property and on the state of the market. In a hot market the majority of purchasers will apply for the mortgage with Yorkshire BS and arrange for the valuation and only if it was satisfactory would they request their property lawyer to proceed with searches.
I purchased a renovated Victorian property in Locks Heath. Conveyancing solicitor represented me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold under the exact same address. I thought I was buying a freehold how can I check?
You should review 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 Locks Heath and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with your conveyancing lawyer who conducted the conveyancing.
I opted to have a survey done on a house in Locks Heath prior to retaining solicitors. I have been advised that there is a flying freehold aspect to the house. The surveyor advised that some banks may refuse to give a mortgage on this type of property.
It varies from the lender to lender. HSBC has different instructions from Halifax. Should you wish to telephone us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Locks Heath. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Locks Heath to see if the conveyancing will be more expensive.
I am one month into a freehold purchase having been recommend to solicitors by the selling agent to execute conveyancing in Locks Heath. I am not happy. Could you you assist me in finding new conveyancers?
They would need to be very poor in order to consider replacing them. Has the loan offer been issued? If so you will need to advise them of the new contact details and ensure the mortgage documents are re-issued. Your new solicitor ideally needs to be on the mortgage company approved list to avoid added fees and delays. So that should be your first question of the new conveyancers. The find a solicitor tool will assist you in finding a bank approved conveyancer for your home move in Locks Heath