What is the difference between a licensed conveyancer and conveyancing solicitor in Darnall

There are many registered licenced Conveyancers in Darnall and Solicitor partnerships in Darnall to choose from We would stress that the two are regulated professionals specialising in the legal aspects of the home buying process. Both can handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

We previously appointed conveyancers locally in Darnall on the UBS solicitor approved list. They have just billed me a supplemental amount for dealing with the UBS mortgage. Is this an additional conveyancing fee set by UBS?

As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your solicitor may charge a fee for this. This charge is not set by UBS but by your Darnall property lawyer. Plenty of firms on the UBS panel will charge an ‘acting for lender’ fee but many practices incorporate it on their overall fee.

I had a mortgage agreed in principle with Lloyds. Darnall conveyancing solicitors are appointed. What is the average time that one could expect to receive a mortgage offer from Lloyds?

There is no definitive answer here. Have Lloyds conducted the survey? Have you informed Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

How does conveyancing in Darnall differ for newly converted properties?

Most buyers of new build property in Darnall come to us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is finished. This is because house builders in Darnall usually acquire the site, 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 conveyancing solicitors 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 Darnall or who has acted in the same development.

I decided to have a survey done on a property in Darnall ahead of appointing conveyancers. I have been told that there is a flying freehold element to the house. Our surveyor advised that some mortgage companies tend refuse to give a mortgage on this type of property.

It depends who your proposed lender is. Santander has different instructions for example to Halifax. If you call us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Darnall. Conveyancing may be slightly more expensive based on your lender's requirements.

We're new to the buying process - agreed a price, but the estate agent has warned us that the seller will only move forward if we instruct their recommended lawyers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a high street solicitor who is familiar with conveyancing in Darnall

It is improbable the sellers are driving this. Should the seller desire ‘a quick sale', alienating a genuine purchaser is counter productive. Speak to the owners direct and make the point that (a)you are motivated buyers (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you will continue to appoint your preferred Darnall conveyancing lawyers - not the ones that will earn their negotiator at the agency a commission or achieve conveyancing targets demanded by corporate headquarters.

My brother is buying a leasehold flat in Darnall. He was given a quote by the lawyer connected to the selling agents and it came to £1385 . It was eight years ago I sold and bought a house and the bill was £just under five hundred pounds. Have fees really gone up that much?

What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for instance Darnall searches, land registry fees, etc)