I am hoping to receive a mortgage offer from Nat West. I hope to retain the legal services of a Licensed Conveyancer in Brighouse. Does the Nat West Solicitor panel include Licensed Conveyancers?
The Nat West approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
The Brighouse conveyancing firm handling our Brighouse conveyancing has identified a difference between the assumptions in the home valuation survey and what is in the title deeds. My lawyer has advised that he must ensure that the lender is OK with this discrepancy and is content to go ahead. Is my lawyer’s stance right?
Your property lawyer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
I am currently in the process of buying my council flat in Brighouse. I have a mortgage agreed with Skipton. 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 have 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 Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.
It is not clear whether my lender requires a lease extension. I have called into my local Brighouse building society branch on various occasions and was told it does not impact the mortgage offer and they would lend. My Brighouse conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
As long as the property lawyer is on the bank panel, they must follow the CML Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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.
Planning on purchasing a house in Brighouse. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Yorkshire BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Brighouse conveyancing practitioner is on the Yorkshire BS conveyancing panel.
I got the keys to my house on 2 July and my personal details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Brighouse advises it will be registered in a couple of weeks. Are properties in Brighouse particularly slow to register?
As far as conveyancing in Brighouse is concerned, registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can vary subject to the party submitting the application, whether it is in order and if the Land registry have to notify any interested parties. At present in the region of 80% of submission are completed in less than three weeks but occasionally there can be longer delays. Registration takes place after the buyer has moved in to the premises thus post completion formalities is not usually an essential issue but if there is a degree of urgency associated with the registration then you or your conveyancer can communicate with the Registry to express the reasoning for an expedited registration.
How does conveyancing in Brighouse differ for new build properties?
Most buyers of new build property in Brighouse contact us having been asked by the builder to sign contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Brighouse tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Brighouse or who has acted in the same development.
I need to find a conveyancing solicitor for sale conveyancing in Brighouse. I've land on a site which appears to be the perfect offering If there is a chance to get all this stuff done via email that would be preferable. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?