My fiance and I are intent on acquiring a flat in Bingley. My property lawyer is not on the bank approved panel. Can I still appoint my Bingley conveyancing solicitor even though they are excluded from the lender approved list?
You have a number of alternatives open to you here
- Carry on with your preferred Bingley conveyancer but your lender will need to appoint a solicitor on their approved panel. The net result is additional cost and probable frustration.
- Get a new conveyancing practitioner to act in the purchase, making sure they are on the bank conveyancing panel.
- Convince your solicitor to attempt to join the mortgage company panel
It is is a decade since I bought my property in Bingley. Conveyancing lawyers have just been instructed on the sale but I am unable to find the deeds. Is this a major issue?
Don’t worry too much. First there is a chance that the deeds will be kept by your mortgage company or they may be in the possession of the conveyancers who handled the purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining up to date copy of the land registers. Most conveyancing in Bingley involves registered property but in the unlikely event that your property is not registered it is more problematic but is not insurmountable.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Bingley. My lender is Bank of Ireland
Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 2/6/2025, the requirements read as follows :
I am purchasing a new build house in Bingley benefiting from help to buy. The developers refused to reduce the price so I negotiated 6k of additionals instead. The property agent advised me not inform my conveyancer about the side-deal as it will 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.
My husband and I are 3 weeks into a leasehold purchase having been directed to a firm by the local agent to do our conveyancing in Bingley. I am not happy. Can you help me find new lawyers?
They would have to be very bad in order to consider changing them. Has the loan offer been sent? In the event that it has you need to inform them of the replacement solicitor and have the offer are re-sent. Your solicitor ideally should be on the lenders approved list to avoid added costs and complications. So that should be your first question of the new lawyers. The find a solicitor tool should assist you in finding a lender approved solicitor for your conveyancing in Bingley
Do you have any top tips for leasehold conveyancing in Bingley with the purpose of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Bingley can be bypassed where you appoint lawyers the minute you market your property and ask them to collate the leasehold information needed by the purchasers’ conveyancers. You may think that you are aware of the number of years remaining on your lease but it would be wise to double-check by asking your conveyancers. A buyer’s lawyer will be unlikely to recommend their client to where the remaining number of years is under 75 years. In the circumstances it is essential at an early stage that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. If you have the benefit of shareholding in the Management Company, you should make sure that you hold the original share certificate. Obtaining a duplicate share certificate can be a lengthy process and frustrates many a Bingley home move. If a duplicate share certificate is required, do contact the company officers or managing agents (if applicable) for this at the earliest opportunity. A minority of Bingley leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors. In the event that you altered the property did you need the Landlord’s consent? Have you, for example laid down wooden flooring? Bingley leases often stipulate that internal structural changes or addition of wooden flooring calls for a licence from the Landlord acquiescing to such works. If you fail to have the consents to hand you should not contact the landlord without contacting your conveyancer in the first instance.
Leasehold Conveyancing in Bingley - A selection of Questions you should consider Prior to Purchasing
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What is the annual maintenance fee and ground rent? Are there any major works in the near future that could add a premium to the service charges? What prohibitions are there in the Bingley Lease?