I have an AIP. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to instruct their panel conveyancer as I would prefer to appoint a Birstall based conveyancing firm?
You should check but the chances are that appoint one of their panel conveyancers if you want the "fee-free" incentive. Call the mortgage company to determine if they offer you a monetary alternative. Some lenders have previously offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor near Birstall.
Is it correct that all Birstall CQS (Conveyancing Quality Scheme) solicitors are on the Virgin Money conveyancing panel?
A selection of banks and building societies now utilise CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.
How can we know in advance if a Birstall conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Birstall obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor carrying out your conveyancing.
We were going to get a DIP from Clydesdale this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Clydesdale recommend any Birstall solicitors on the Clydesdale conveyancing panel, or is it better to go independently?
You will need to appoint Birstall solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.
I am buying a new build house in Birstall with the aid of help to buy. The builders would not budge the price so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not reveal to my conveyancer about this side-deal as it may adversely affect my mortgage with the lender. 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've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Birstall is where the house is located. Is there any guidance you can give?
Flying freeholds in Birstall are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Birstall you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Birstall may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
In my capacity as executor for the estate of my uncle I am selling a house in Swansea but I am based in Birstall. My conveyancer (based 250 kilometers awayrequires that I execute a stat dec before completion. Can you recommend a conveyancing lawyer in Birstall to attest and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are located in Birstall
My mortgage broker has recommended their conveyancer for my conveyancing in Birstall - won’t it be easier to just use them?
It is worth checking if the estate agent is recommending a property lawyer or introducing to a lawyer. There are plenty of Birstall estate agents who recommend two or three Birstall conveyancing firms purely based on those lawyers offering a great service.