We see that you have a post code search directory identifying solicitors on the RBS conveyancing panel. Do firms pay you a commission if I retain them for our conveyancing in Snaith?
We are a listing service only for law firms wishing to communicate if they are on the RBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Snaith.
I just acquired a flat at auction in Snaith. Conveyancing is necessary. What is next?
Now that you have legally committed yourself to purchase you should choose a conveyancing solicitor soon as you will have a fast approaching deadline in which to complete the property. All auction property will have a corresponding legal pack. This will likely include evidence of title and search results. Where you are dealing with leasehold property the conveyancing papers should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You must hand this to your appointed conveyancing solicitor as soon as possible. Do make sure that that you have the requisite funding in place to complete on the date specified in the contract.
I had an offer accepted on a house in Snaith on 22/12/2023, valuation was booked five days later, received a clean bill of health. Property lawyer appointed, so all that was missing was my mortgage offer. Having made daily calls to Leeds Building Society and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Leeds Building Society conveyancing panel. Are Leeds Building Society entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Leeds Building Society to deal with your lawyer's application to be on the Leeds Building Society conveyancing panel. There's no guarantee that your solicitor will be accepted.
I've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Snaith solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Snaith postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Snaith.
Will our conveyancer be making enquiries regarding flooding as part of the conveyancing in Snaith.
Flooding is a growing risk for conveyancers dealing with homes in Snaith. Plenty of people will acquire a house in Snaith, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not qualified to give advice on flood risk, however there are a various searches that may be undertaken by the buyer or by their conveyancers which will give them a better understanding of the risks in Snaith. The standard completed inquiry forms supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the seller to determine whether the premises has historically flooded. In the event that flooding has previously occurred which is not disclosed by the seller, then a buyer could bring a legal claim for losses resulting from an incorrect response. The buyer’s conveyancers should also carry out an enviro report. This will indicate whether there is any known flood risk. If so, additional investigations will need to be conducted.
I'm purchasing a new build house in Snaith with a loan from Godiva Mortgages Ltd. The developers would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The estate agent told me not disclose to my conveyancer about this deal as it may impact my loan with the bank. Is this normal?.
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.
My business partner and I are hoping to take an assignment of a lease of an office on a shopping parade. Can you recommend lawyers offering fixed costs for non-domestic conveyancing in Snaith for below £2000?
We can recommend firms who have well rounded knowledge of commercial conveyancing in Snaith, including the disposal and purchase of businesses as well as simply premises. Whether you are intending to purchase or sell a shop, pub, restaurant, office, retail unit or a whole business we will find you the right firm. As for the fees these will vary based on the structure and heads of terms of the proposed transaction. Please provide us with your contact information or telephone so as to enable us to supply you with comprehensive commercial conveyancing quote.