Our family lawyer has quoted £1700 for no sale no fee conveyancing in Mirfield. I’m hoping to downsize from a modern property for £275,000. Is this overpriced? Is it above what I should be paying for conveyancing in Mirfield?
The quote is fractionally on the expensive side. If you shop around you might get the conveyancing a bit cheaper by perhaps a hundred pounds. That being said, you couldcome to regret opting for an an unknown conveyancer. Don't forget to ensure the solicitor can act for your lender. Do employ our search tool to locate a Mirfield conveyancing firm on the lender’s approved list of lawyers which can often include conveyancing solicitors in Mirfield.
We are about to sign contracts for a freehold house in Mirfield. We have hit a snag. The mortgage offer with Virgin Money runs out on 29/9/2025 but the sellers are suggesting a completion date of 1/10/2025. Can one prolong the loan expiry date?
The best person to address this issue is your solicitors who should determine if he or she is corresponding with the lender, seller’s solicitors, estate agents or conceivably all parties taking into account what has gone on in your transaction as of today.
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Mirfield solicitor on the Nottingham panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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 Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
I currently have a mortgage with RBS for my property in Mirfield. Conveyancing was finalised a year ago. In the event that I decide 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 RBS?
RBS must be informed of your intention before letting out your property as this is likely to be a breach of RBS’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 RBS directly. It should not be necessary to do this via a RBS conveyancing panel solicitor.
Intending to buy a flat in Mirfield. 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 Coventry BS 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 Mirfield lawyer is on the Coventry BS conveyancing panel.
I am a sole trader hoping to lease a unit on the high street. Can you recommend conveyancers offering no-sale-no costs for commercial conveyancing in Mirfield for less than £2000?
We can recommend firms who have specialist knowledge of commercial conveyancing in Mirfield, including the disposal and acquisition of businesses as well as simply premises. If you are intending to acquire or sell a shop, pub, restaurant, office, retail premises or a whole business we will find you the right solicitor. As for the costs these will vary based on the structure and terms of the proposed transaction. Please provide us with your details or telephone us so that we can furnish you with a fixed commercial conveyancing quote.
We're new on the property ladder - agreed a price, yet the estate agent advised that the seller will only issue a contract if we instruct the agent's chosen lawyers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a family conveyancer used to conveyancing in Mirfield
It is unlikely the owners are behind this. Should the owner want ‘a quick sale', turning down a genuine buyer is is going to put the whole deal at risk. Speak to the owners direct and make the point that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to use your preferred Mirfield conveyancing lawyers - not the ones that will give their negotiator at the agency a introducer fee or hit his conveyancing targets demanded by head office.
Last March I purchased a leasehold flat in Mirfield. Do I have any liability for service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Leasehold Conveyancing in Mirfield - Examples of Queries before Purchasing
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It would be a good idea to discover if there is anything that is prohibited in the lease. For example it is very common in Mirfield leases that pets are not allowed in certain buildings in Mirfield. If you love the propertyin Mirfield yet your cat can’t make the move with you then you will be faced difficult choice. The best form of lease arrangement is a share of the freehold. In this arrangement the tenants enjoy being in charge if their destiny and even though a managing agent is usually retained where the building is bigger than a house conversion, the managing agent employed by the leaseholders. This question is important as a) areas could cause problems for the building as the common areas may begin to deteriorate where repairs are not paid for b) if the tenants have a dispute with the running of the building you will want to know about it