I am considering applying for a Yorkshire BS mortgage for purchase of a newly converted (under development) in Broadstone with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Yorkshire BS ?
In theory, you could use a solicitor that is not on the Yorkshire BS conveyancing panel, but Yorkshire BS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
We are aiming to move property in July. Should my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you recommend a removal company in Broadstone. Conveyancing solicitor was chosen before I stumbled across your website.
On the afternoon of completion you will need to pick up the keys from your property agent however this should only take place once the previous owners conveyancers confirm to the agent that they have the completion monies and the keys can be released. After that you can advise the removal company that they can start moving you in. As a matter of policy we do not recommend a specific removal company but can help you locate a residential property solicitor in Broadstone or a solicitor that specialises in conveyancing in Broadstone.
We previously appointed conveyancing lawyers with offices in Broadstone on the Barclays solicitor panel. They are now charging me a supplemental fee for dealing with the Barclays mortgage. Is this a supplemental conveyancing fee specified by Barclays?
Provided it is contained in their Terms and Conditions or Quote then yes your solicitor may charge a fee for this. This charge is not dictated by Barclays but by your Broadstone conveyancing practitioner. Numerous firms on the Barclays panel will charge ’dealing with mortgage’ fee but many practices include it on their overall fee.
Completion of my remortgage has taken place for my property in Broadstone. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Will my lawyer be making enquiries regarding flooding during the conveyancing in Broadstone.
Flooding is a growing risk for solicitors dealing with homes in Broadstone. There are those who purchase a house in Broadstone, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to offer advice on flood risk, however there are a number of searches that may be carried out by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Broadstone. The conventional set of completed inquiry forms given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a usual question of the seller to find out whether the property has suffered from flooding. If flooding has previously occurred which is not disclosed by the seller, then a purchaser could bring a claim for damages as a result of such an inaccurate response. A buyer’s solicitors will also conduct an environmental search. This will indicate whether there is any known flood risk. If so, additional inquiries will need to be initiated.
I've recently found out that there is a flying freehold element on a property I have offered on last month in what was supposed to be a quick, chain free conveyancing. Broadstone is where the house is located. What do you suggest?
Flying freeholds in Broadstone are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Broadstone you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Broadstone may determine 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 residence.
I need to find a conveyancing solicitor for residential conveyancing in Broadstone. I happened to stumble upon a web site which looks to be the perfect offering If there is a chance to get all the legals 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?