We opted for a Hope Valley based firm for my conveyancing in Hope Valley yesterday. Reviewing the Terms I noteI am liable for fees even where the transaction does not complete. Should I go with them or appoint an internet firm advertising no completion no charge conveyancing in Hope Valley?

Generally there is a concession along the lines that if "No Completion No Fee" is offered then the conveyancing charges will tend to be be higher to cover the transactions that do not go ahead. Do bear in mind that such offerings rarely cover expenses for example Hope Valley conveyancing search charges.

I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Hope Valley. My lender is Platform

Platform have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 23/7/2021, the requirements read as follows :

I just acquired a flat at auction in Hope Valley. Conveyancing is needed. What is next?

Now that you are to all intents and purposes signed on the dotted line you must appoint a conveyancing practitioner as a matter of priority as you now have a pending a fixed date to complete the transaction. All auction property will ordinarily have an associated legal set of papers. This will include most,if not all of the paperwork that your solicitor will need. If you have purchased leasehold premises the auction pack may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to a leasehold property. You should give this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that you have funds in order to complete on the date specified in the contract.

We previously selected conveyancers with offices in Hope Valley on the HSBC solicitor panel. They are now charging me a separate charge for handling the HSBC mortgage. Is this a supplemental conveyancing fee set by HSBC?

Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your lawyer is entitled to levy a fee for this. This fee is not set by HSBC but by your Hope Valley property lawyer. Plenty of firms on the HSBC panel will levy an ‘acting for lender’ fee but some firms incorporate it on their overall fee.

I was told two weeks ago that my mortgage has been agreed to by Santander. Is it usual for Santander to only issue the offer once my solicitor in Hope Valley is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.

I have been told that property searches are a common cause of stalling in Hope Valley conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of hindrances during the legal transfer of property. Local searches are unlikely to be the root cause of slowing down conveyancing in Hope Valley.

Why do Hope Valley conveyancing costs differ for leasehold and freehold properties?

There is always more work necessary for leasehold conveyancing. Hope Valley has many leasehold properties. There is more hours involved in the purchase: for example, the lease and leasehold information (including current service charge, ground rent and buildings insurance details) obtained from the freeholder or managing agents. There are strict criteria that the lease must meet in order to be acceptable to a mortgage company. If it does not meet these requirements, the lease must be amended, which can involve additional expense for the seller.