I am obtaining a offer of a home loan from Lloyds. I would like to use a Licensed Conveyancer in Urmston. Does the Lloyds Conveyancing panel include Licensed Conveyancers?
The Lloyds conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
We are about to exchange contracts for a leasehold flat in Urmston. We encountered a snag. Our loan offer with Barnsley Building Society expires on 26/11/2025 but the owners are suggesting a completion date of 28/11/2025. Is it possible to prolong the loan expiry date?
The person best placed to address this question is your lawyer who should determine if they better off negotiating with the mortgage company, owner’s representatives, property agents or conceivably all parties taking into account the history of your transaction to date.
My lawyer in Urmston is not on the Halifax Approved Panel. Can I still continue with my family solicitor notwithstanding that they are excluded from the Halifax panel?
The limited options available to you here include:
- Carry on with your preferred Urmston lawyers but Halifax will need to use a solicitor on their list of acceptable firms. This will inevitably rack up the total legal fees as well as result in delays.
- Choose an alternative lawyer to to deal with the purchase, not forgetting to check they are Halifax approved.
- Try to convince your Halifax based solicitor to try to join the Halifax panel
I recently had an offer agreed on an apartment in Urmston. My mortgage broker pressured me to appoint their lawyer. I paid an upfront payment of £200. Shortly after, the conveyancing practitioner called me sheepishly admitting that they were not on the UBS 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 UBS 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 am due to exchange contracts on my apartment. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Coventry BS are being pedantic. The Urmston solicitor who is on the Coventry BS conveyancing panel is saying indemnity insurance will be fine but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Intending to buy a apartment in Urmston. 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 Yorkshire 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 Urmston conveyancing practitioner is on the Yorkshire BS conveyancing panel.
2 months have elapsed since my purchase conveyancing in Urmston concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
What does commercial conveyancing in Urmston cover?
Non domestic conveyancing in Urmston incorporates a broad array of guidance, provided by regulated solicitors, relating to business property. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.