I was referred a lawyer who has sent a quote for £1150 for no move no fee conveyancing in Yarm. I am looking to sell a newly refurbished property for £275,000. Is this expensive? Is it in excess of the average fee for conveyancing in Yarm?
The estimate does seem marginally overpriced. Where you are prepared to expend time scrutinising prices you could reduce the fees slightly by say a hundred pounds. That being said, you mightlive to regret choosing an a cheaper conveyancer. Remember to enquire that the conveyancer can also act for your lender. Do utilise our search tool to get a quote a Yarm conveyancing company on the lender’s conveyancing panel which can often include conveyancing solicitors in Yarm.
We are about to sign contracts for a semi detached house in Yarm. We encountered a stumbling block. The loan offer with Santander expires on 11/3/2022 but the vendors are suggesting a completion date of 15/3/2022. Is it possible to extend the loan expiry date?
The person best placed to address this concern is your lawyer who will calculate whether he or she is should be discussing with the lender, seller’s solicitors, estate agents or possibly all parties given the circumstances your house move to date.
We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would prefer to instruct a high street conveyancing solicitor in Yarm?
Do check but the the likelihood is that give you one of their panel lawyers where you take up the "fee-free" incentive. Call the lender to see if they offer you a monetary alternative. In the past a few lenders offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor in Yarm.
I can not fathom if my lender requires a lease extension. I have telephoned my Yarm bank branch on a couple of occasions and was advised it wasn't a problem and they will lend. My Yarm conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they will not lend in accordance with their specific requirements. I have no idea who is right.
The lawyer has to comply with the CML Handbook section two conditions for your lender. 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I recently had an offer agreed on an apartment in Yarm. My mortgage broker suggested a conveyancer. I paid an on account payment of £200. A few days later, the lawyer contacted me to say that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Our sealed bid on a property in Yarm has been accepted, but there is a chain. The sellers have offered on somewhere, but it’s not yet tied up, and are looking at other properties booked. I have instructed a local conveyancing solicitor in Yarm. What do I do now? When should I get the mortgage application with Virgin Money started?
It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then valuation, Yarm conveyancing search costs, etc). The first course of action is to check that your property lawyer is on the Virgin Money conveyancing panel. As to the next steps this very much dictated by the circumstances of your case, motivation for the property and on the state of the market. During a rising market many purchasers would apply for the mortgage with Virgin Money and arrange for the valuation and only if it was satisfactory would they pay their property lawyer to proceed with searches.
I require quick conveyancing in Yarm as I am faced with a deadline to exchange contracts inside one month. A home loan is not required. Is it possible to decline from having conveyancing searches to save fees and time?
As you are not getting a home loan you have the choice not to have searches conducted although no solicitor would recommend that you don't. With plenty of history conveyancing in Yarm the following are instances of issues that can be revealed and adversely impact future saleability: Enforcement Actions, Overdue Fees, Overdue Grants, Railway Schemes,...