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Find a Yarm On Tees Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Yarm On Tees? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Yarm On Tees transaction at risk of delay or failure.

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Recently asked questions about conveyancing in Yarm On Tees

My wife and I are buying a property in Yarm On Tees. It might be a silly question but how we can trust a conveyancer? On completion day we will need to deposit funds into their account. What is the protection we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

This question may be naive but I am wet behind the ears as a first time purchaser of a ground floor flat in Yarm On Tees. Do I collect the keys to the property on the completion date from my conveyancer? If so, I will appoint a local conveyancing solicitor in Yarm On Tees?

On the day of completion you do not need to go to the conveyancers office in Yarm On Tees. Conveyancing lawyers for you will electronically transfer the purchase money to the vendor’s solicitors, and shortly after the monies have arrived, you will be called to pick up the keys from the Estate Agents and start moving into the property. Usually this occurs early afternoon.

I had a mortgage agreed in principle with Santander. Yarm On Tees conveyancing lawyers were selected. How long does it take for Santander to issue the offer to the solicitor?

Some lenders take longer than others. Have Santander completed the valuation? Have you informed Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

My wife and I own a semi-detached Edwardian property in Yarm On Tees. Conveyancing lawyer represented me and National Westminster Bank. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, another for leasehold under the exact same property. Is it worth asking National Westminster Bank to clarify?

You need to review 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 Yarm On Tees and other locations in 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 lenders. You can also check the position with your conveyancing solicitor who completed the work.

I'm purchasing a new build house in Yarm On Tees with a mortgage from Halifax. The sellers would not reduce the price so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not to tell my conveyancer about the deal as it will jeopardize my mortgage with Halifax. 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 opted to have a survey done on a property in Yarm On Tees prior to instructing solicitors. I have been informed that there is a flying freehold overhang to the property. My surveyor has said that some lenders may refuse to issue a mortgage on such a property.

It depends who your proposed lender is. HSBC has different instructions from Birmingham Midshires. If you contact us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Yarm On Tees. Conveyancing will be smoother if you use a solicitor in Yarm On Tees especially if they are accustomed to such properties in Yarm On Tees.

We're new to the buying process - agreed a price, yet the estate agent informed us that the seller will only go ahead if we use their preferred solicitors as they need an ‘expedited deal’. Our preferred option is to instruct a family solicitor with experience of conveyancing in Yarm On Tees

We suspect that the seller is not behind this ultimatum. If they require ‘a quick sale', taking such a hostile approach to a genuine purchaser is going to damage their objectives. Try to communicate with the vendors directly and make the point that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you are going to appoint your preferred Yarm On Tees conveyancing solicitors - rather thanthose that will provide their estate agent a commission or meet his conveyancing figures demanded by senior management.

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Find out more about how flying freehold can affect your the value of a property.