My lender has recommended a law firm on their panel based in Leeds but I would rather instruct a conveyancing lawyer in Leeds round the corner to me. Can you assist?
Far from all Leeds conveyancing practitioners are on all banks conveyancing panel. Use our find an approved solicitor tool to choose a Leeds conveyancing firm on the on the mortgage company panel.
When it comes to mortgage companies such as Lloyds, do Leeds conveyancers have to pay an annual charge to be on the list of approved solicitors?
We are not aware of any bank fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
Can I be sure that the Leeds conveyancing solicitor on the Santander panel is any good?
When it comes to conveyancing in Leeds obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor conducting your conveyancing.
It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Leeds building society branch on numerous occasions and was reassured it wasn't an issue and they will lend. My Leeds conveyancing solicitor - who is on the bank conveyancing panel- called to say that they will not lend in accordance with their specific requirements. I have no idea who is right.
Your conveyancer has to comply with the CML Handbook section two requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Should my conveyancer be making enquiries concerning flooding during the conveyancing in Leeds.
The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Leeds. Plenty of people will buy a property in Leeds, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Solicitors are not best placed to give advice on flood risk, however there are a numerous searches that may be carried out by the purchaser or by their lawyers which should figure out the risks in Leeds. The conventional set of property information forms given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the owner to discover if the premises has ever been flooded. If the premises has been flooded in past which is not revealed by the vendor, then a purchaser could commence a compensation claim stemming from an inaccurate reply. A purchaser’s lawyers will also order an enviro report. This will disclose if there is a recorded flood risk. If so, additional investigations will need to be initiated.
I'm purchasing my first flat in Leeds with a mortgage from The Royal Bank of Scotland. The sellers would not budge the price so I negotiated 6k of extras instead. The estate agent suggested that I not disclose to my conveyancer about the extras as it will jeopardize my loan with The Royal Bank of Scotland. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I decided to have a survey completed on a house in Leeds ahead of retaining solicitors. I have been told that there is a flying freehold element to the house. My surveyor advised that some banks may refuse to give a mortgage on this type of property.
It varies from the lender to lender. HSBC has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Leeds. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Leeds to see if the conveyancing costs will increase in light of this.