Me and my wife are acquiring a maisonette in Keighley. My lawyer has never been on on the lender approved panel. Can I still use my Keighley conveyancing solicitor even though they are not on the lender panel of approved conveyancing solicitors?
One will need to have a lawyer to complete the formalities when you need a loan to buy your home. The conveyancer will carry out all the relevant investigations on the property, ensuring that you’re registered as proprietor and ensure that all the necessary mortgage paperwork is in order. One may select a Keighley conveyancer of your choosing. However, if the solicitor appointed is not on the lender solicitor panel additional charges will be levied as separate legal representation will be required by them. Bank panel applications may be submitted, so where your lawyer has not historically sought membership they should take the opportunity to apply.
We were just about to exchange contracts for a garden flat in Keighley. We encountered a problem. The mortgage offer with Coventry Building Society expires on 4/2/2019 but the vendors are putting forward a completion date of 6/2/2019. Can one prolong the loan offer?
The best person to address this concern is your solicitors who will calculate whether he or she is should be discussing with the mortgage company, owner’s solicitors, selling agents or indeed all three given the circumstances your house move to date.
As someone unfamiliar with conveyancing in Keighley what is the number one tip you can give me for the ownership transfer in Keighley
Not many law firms shout this from the rooftops but conveyancing in Keighley or throughout West Yorkshire is an adversarial experience. In other words, when it comes to conveyancing there exists lots of room for conflict between you and other parties involved in the ownership transfer. For instance, the seller, property agent and sometimes a mortgage company. Appointing a law firm for your conveyancing in Keighley is a critical decision as your conveyancer is your adviser, and is the ONE person in the transaction whose responsibility is to act in your legal interests and to keep you safe.
There is a worrying creep in the "blame" culture- someone has to be at fault for the process taking so long. We recommend that you your first instinct should be to trust your lawyer above the other parties when it comes to the legal assignment of property.
When it comes to lenders such as Santander, do Keighley solicitors face a fee to be on the conveyancing panel?
We are not aware of any bank fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
The mortgage over my property is with Bank of Ireland for my property in Keighley. Conveyancing was finalised months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Bank of Ireland?
You must advise Bank of Ireland in advance of renting your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. It may be that Bank of Ireland will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. You need not do this via a Bank of Ireland conveyancing panel solicitor.
Our sealed bid on a property in Keighley has been agreed to, the sellers do however have a dependent purchase. The owners have offered on a flat, however it’s not been accepted yet, and have viewings of other properties in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Keighley. What should be my next step? When should I get the mortgage application with Nationwide started?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is approx £1k, then valuation, Keighley conveyancing search fees, etc). The first thing to do is ensure that your solicitor is on the Nationwide conveyancing panel. As to the subsequent phase this very much depends on the circumstances of your case, desire for the property and on the state of the market. In a hot market the majority of home buyers will apply for the mortgage with Nationwide and arrange for the valuation and only if it comes back ok would they pay their lawyer to move forward with searches.
My wife and I own a renovated Georgian house in Keighley. Conveyancing practitioner acted for me and Barnsley Building Society. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold with the matching property. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Keighley and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing practitioner who conducted the conveyancing.