At what point can the exchange of contracts occur in residential conveyancing in Spondon and am I required to be at the solicitors office?

If you are round the corner to one of the conveyancing solicitors in Spondon you are welcome to come in to sign contracts. That being said, the law practices we recommend supply countrywide coverage for conveyancing and give as equally comprehensive and professional a job for you when communicating with you by post or email. The signing of the contract is not the point of no return. A signed contract is necessary for the firm to address the formalities at the suitable time, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Spondon)to be in the office at the appropriate time.

My apartment in Spondon is up for sale and I have accepted an offer. Does the conveyancer have to be on the Yorkshire BS conveyancing panel in order to deal with paying off my mortgage?

Ordinarily, even if your lawyer is not on the Yorkshire BS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently currently.

I'm buying a new build house in Spondon with a loan from Leeds Building Society. The sellers would not reduce the price so I negotiated 6k of additionals instead. The property agent advised me not to tell my conveyancer about the side-deal as it could adversely affect my loan with the bank. Should I keep quiet?.

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 am looking for a ground for flat up to £245,000 and found one round the corner in Spondon I like with amenity areas and station in the vicinity, the downside is that it only has 51 remaining years left on the lease. I can't really find anything else in Spondon in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you require a mortgage that many years will likely be a potential deal breaker. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.

My husband and I are selling a Spondon property left to us 5 years ago in 2009. I have over 12 years conveyancing experience and, now retired, see no reason not to undertake my own legal work. The buyer's lawyer has informed me that their Lenders will not allow us to do our own conveyancing mandating that the funds to be sent to a solicitor's bank account.

Mortgage requirements to conveyancers from all CML members state that If the seller is not legally represented the borrower's lawyers should check whether the mortgage company needs to be notified so that a decision can be reached as to whether or not they are prepared to move forward.