My Solicitor in Bingley has never been on on the Yorkshire Building Society Conveyancing Panel. Is it possible for me to use my family solicitor even though they are excluded from the Yorkshire Building Society list of approved lawyers?
Your options are as follows:
- Carry on with your preferred Bingley solicitors but Yorkshire Building Society will need to instruct a solicitor on their list of acceptable firms. This will inevitably rack up the overall conveyancing charges and cause frustration.
- Get an alternative practitioner to act in the conveyancing, obviously checking they are Convince your conveyancer to use their best endeavours to join the Yorkshire Building Society conveyancing panel
Is it correct that all Bingley CQS (Conveyancing Quality Scheme) solicitors are on the Aldermore conveyancing list of approved firms?
It is true that some lenders now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
Last month we had a mortgage agreed in principle with Coventry BS. Bingley conveyancing solicitors have been instructed. What is the average time that one could expect to receive a mortgage offer from Coventry BS?
Some lenders take longer than others. Have Coventry BS done the valuation? Have you informed Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have decided to exercise my right to buy my property in Bingley off the council. I have a mortgage agreed with Yorkshire BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
Will our lawyer be raising enquiries concerning flooding during the conveyancing in Bingley.
The risk of flooding is if increasing concern for lawyers dealing with homes in Bingley. Some people will acquire a property in Bingley, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Solicitors are not qualified to give advice on flood risk, however there are a numerous searches that can be initiated by the purchaser or on a buyer’s behalf which will give them a better understanding of the risks in Bingley. The conventional set of information sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a usual question of the seller to find out whether the property has suffered from flooding. In the event that the premises has been flooded in past which is not disclosed by the owner, then a buyer may issue a claim for damages resulting from an misleading reply. A purchaser’s conveyancers may also commission an enviro search. This should disclose whether there is a recorded flood risk. If so, additional investigations will need to be initiated.
I have todaybeen informed that Wolstenholmes have closed. They carried out my conveyancing in Bingley for a purchase of a leasehold apartment 9 months ago. How can I check that my home is registered correctly in the name of the former proprietor?
The quickest method to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Bingley conveyancing specialists.
In what way can the Landlord & Tenant Act 1954 affect my commercial property in Bingley and how can your lawyers assist?
The particular law that you refer to gives protection to business lessees, giving them the legal entitlement to apply to court for a continuation of occupancy at the end of the lease term. There are limited grounds that a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Bingley is one of the numerous areas of the UK in which the firms we work with have offices
In my capacity as executor for the estate of my uncle I am disposing of a residence in Newport but live in Bingley. My solicitor (who is 300 miles from mehas requested that I execute a stat dec prior to the transaction finalising. Can you recommend a conveyancing practitioner in Bingley to witness and place their company stamp on the document?
strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are Bingley based