We instructed a Batley based solicitor for our conveyancing in Batley today. After carefully reading the official terms of business I seeI am liable for fees even if our purchase aborts. Should I ditch them and choose a web based firm promising no-sale-no-fee conveyancing in Batley?
Generally there is a compromise along the lines that if "No Completion No Fee" is advertised then the conveyancing charges will generally be higher to cover the transactions that do not go ahead. Dont forget that these schemes tend not to protect you from disbursements e.g. Batley conveyancing search fees.
We are a couple about to exchange contracts for a garden flat in Batley. We encountered a stumbling block. Our mortgage offer with Britannia expires on 10/4/2019 but the owners are insisting on a completion date of 12/4/2019. Can one prolong the mortgage expiry date?
The person best placed to deal with your question is your lawyer who should calculate if he or she is better off negotiating with the mortgage broker, seller’s representatives, selling agents or conceivably all three given the history of your conveyancing to date.
We wanted to use a property lawyer in Batley for our house move. Our financial adviser has since notified us that our mortgage company The Royal Bank of Scotland won't deal with them. Why is this not regarded as unfair competition?
Pre- 2008 most banks had a different appetite for risk. Almost all Batley conveyancing firms would have been on many bank panels. The FSA in 2010 completed a thematic investigation into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more information from law firms about their operations and the individuals who work for them and establishing certain criteria such a completing on a minimum volume of conveyancing. Many Batley conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Batley is one of the hundreds of areas where the lawyers showing on our search results are are approved The Royal Bank of Scotland.
What is your number one tip for finding a conveyancing solicitor in Batley
Do not opt for the cheapest Batley conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
We have agreed to purchase a house in Batley. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Coventry BS be concerned?
Given that you are obtaining a mortgage with Coventry BS your lawyer must comply with the conveyancing instructions set out in Part 2 of UK Finance Lenders’ Handbook for Coventry BS. The CML Handbook includes minimum conditions for solar panel roof-space leases, and lawyers are required to report to Coventry BS where a lease fails to meet these provisions. The requirements relate to the installation of panels on properties nationwide and is not restricted to Batley.
I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Batley solicitor - who is on the Aldermore conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Batley surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what should have been a straight forward, chain free conveyancing. Batley is where the house is located. Can you offer any advice?
Flying freeholds in Batley are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Batley you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Batley may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.