My best friend’s mother is a property lawyer. I anticipate that I will be offered preferential fee for conveyancing, However if that does not come materialise, what kind of fees should I be paying for conveyancing in Birch and Middleton?
You should contrast pricing. Make use of our comparison tool on this page. You will notice that fees seem to contrast greatly but service levels do are distinct between law firms as is the case with the vast majority of professional services.
My property lawyer in Birch and Middleton is not on the The Royal Bank of Scotland Solicitor Panel. Can I still use my prefered solicitor even though they are excluded from the The Royal Bank of Scotland panel?
The limited options open to you here include:
- Complete the purchase with your existing Birch and Middleton solicitors but The Royal Bank of Scotland will need to retain a conveyancer on their list of acceptable firms. This will result in additional overall legal fees and result in frustration.
- Get a new practitioner to act in the conveyancing, not forgetting to check they are on the The Royal Bank of Scotland panel
I am buying a property in Birch and Middleton. A rare aspect is that the roof has a solar panel. Coventry BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Coventry BS your lawyer must comply with the formal instructions set out in Section two of UK Finance Lenders’ Handbook for Coventry BS. The CML Handbook contains minimum provisions for solar panel roof-space leases, and lawyers are required to report to Coventry BS where a lease fails to meet these provisions. The specifications relate to the installation of panels on properties in England and Wales and is not restricted to Birch and Middleton.
I have decided to exercise my right to buy my property in Birch and Middleton off the council. I have a mortgage agreed with Yorkshire BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
I recently had an offer accepted on a house in Birch and Middleton. My financial adviser pressured me to appoint their solicitor. I paid an upfront payment of £150. A few days later, the solicitor called me to say that they were not on the HSBC 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 HSBC 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.
My relative suggested that if I am buying in Birch and Middleton I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually quoted for as part of the standard Birch and Middleton conveyancing searches. It is not a small document of more than thirty pages, listing and detailing significant information about Birch and Middleton around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Birch and Middleton Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data about Birch and Middleton.
How does conveyancing in Birch and Middleton differ for newly converted properties?
Most buyers of new build residence in Birch and Middleton approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is built. This is because builders in Birch and Middleton tend to acquire 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 property lawyers 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 used to new build conveyancing in Birch and Middleton or who has acted in the same development.