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Find a Birstall Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Birstall? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Birstall conveyancing at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Birstall conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Birstall

Having been recommended your web site we were going to go ahead with a conveyancing solicitor in Birstall recommended by you but stumbled across some other quotes via the web appear less expensive – why is this?

You can find numerous solicitors offering at first sight what seems to be cut price. We suggest that you think long and hard as to how much you respect your own move to want to be penny wise pound foolish in relation to the quality of the legal work. Some embed additional charges deep into the terms of engagement. The solicitors that we list for conveyancing in Birstall neverbehave this way.

I am purchasing a new build house in Birstall with a loan from Virgin Money. The developers would not reduce the amount so I negotiated £7000 of fixtures and fittings instead. The property agent told me not inform my conveyancer about this extras as it will impact my loan with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I need to find a conveyancing solicitor for some conveyancing in Birstall. I have land on a site which seems to have the perfect solution If it is possible to get all formalities done via web that would be ideal. Should I be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I've recently bought a leasehold property in Birstall. Am I liable to pay service charges for periods before completion of my purchase?

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. It is an essential part of leasehold conveyancing for your conveyancer to ensure 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).

I bought a studio flat in Birstall, conveyancing was carried out August 2004. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Birstall with an extended lease are worth £201,000. The average or mid-range amount of ground rent is £45 per annum. The lease runs out on 21st October 2088

You have 64 years remaining on your lease we estimate the premium for your lease extension to be between £15,200 and £17,600 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.

Our conveyancer in Birstall has discovered a a legal deficiency with the lease for the property we are buying in Birstall. The other side have put forward title insurance as a solution. We are content with insurance and will cover the costs. Our lawyer has advised that as he is on the mortgage company conveyancing panel he must ensure that the lender is happy with this solution. Are we the client or is the mortgage company?

Just because you have a mortgage offer from the mortgage company does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your Birstall conveyancing lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook Requirements. You and the lender are the client. The appropriate lender requirements have to be complied with by the bank conveyancing panel who has to balance acting for you and the lender

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