We are about to exchange contracts for a freehold house in Cleckheaton. We encountered a snag. The loan offer with Barnsley Building Society expires on 10/9/2019 but the vendors are insisting on a completion date of 12/9/2019. Is it possible to prolong the mortgage expiry date?
The best person to address this concern is your conveyancer who is in a position to assess whether they better off negotiating with the lender, vendor’s representatives, selling agents or conceivably all three given the circumstances your transaction to date.
We wanted to use a conveyancing solicitor in Cleckheaton for our house purchase. Our financial adviser informed us that our bank Skipton Building Society won't deal with them. Why is this not regarded as unfair competition?
Lenders tend to restrict either the type or the volume of conveyancing solicitors on their approved list of lawyers. A common example of such criteria being that a firm must have two or more partners. In addition to restricting the type of firm, a few banks have limited the number of solicitor practices they allow to act for them. You should note that Skipton Building Society have no responsibility for the quality of advice provided by any member of Skipton Building Society Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of solicitor panels a few years ago even though there are mixed views about the extent of solicitor involvement in some of that fraud. Data from the Land Registry indicate that plenty of law firms, including some in or near Cleckheaton only conduct a couple conveyances a year.
If you had a top tip for choosing a conveyancing solicitor in Cleckheaton what would it be?
It would be unwise to be seduced by the cheapest Cleckheaton conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. 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 time.
Does a directory service exist listing Virgin Money panel solicitors in Cleckheaton on the Council of Mortgage Lender’s Website?
No. There is no such facility on the CML or Building Society Association sites. A small selection of mortgage companies make their panel listings viewable over the internet. If you are looking for a Cleckheaton lawyer on the Virgin Money please make the most of our tool.
We had appointed conveyancing lawyers locally in Cleckheaton on the UBS solicitor panel. They have just invoiced me a further amount for handling the UBS mortgage. Is this an additional conveyancing fee specified by UBS?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your property lawyer is entitled to charge a fee for this. The charge is not set by UBS but by your Cleckheaton solicitor. Numerous firms on the UBS panel will charge ’dealing with mortgage’ fee but many practices include it on their overall fee.
What does a local search reveal concerning the property I am purchasing in Cleckheaton?
Cleckheaton conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search organisations for instance Xpress Legal The local search plays an important part in many a Cleckheaton conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your new home. The search should provide information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
Are there restrictive covenants that are commonly picked up during conveyancing in Cleckheaton?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Cleckheaton. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’