I can't travel far from Brough. Is there a reason why all Brough solicitors aren't included on all bank panels?
Banks point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud annually.The elimination of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its outcome included recommendations for mortgage companies to review their conveyancing panels, which triggered a major policy change in the sector. This resulted in banks and building societies culling a number of firms from their panel of approved conveyancers .
We are about to sign contracts for a garden flat in Brough. We encountered a snag. Our mortgage offer with Santander runs out on 12/2/2025 but the sellers are insisting on a completion date of 14/2/2025. Can one extend the loan expiry date?
The best person to deal with your question is your conveyancer who will calculate if they corresponding with the bank, vendor’s solicitors, estate agents or conceivably all parties given what has happend in your conveyancing as of today.
Forgive me if this question is silly but I am unseasoned as FTB of a two bedroom flat in Brough. Do I receive the keys to the premises on the completion date from my conveyancer? If so, I will instruct a local conveyancing solicitor in Brough?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the seller's lawyers, and once they have received this, you should be called to collect the keys from the selling Agents and start moving into the property. This tends to happen between 1 and 3pm.
We expect to receive a AIP from Coventry BS 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 Coventry BS recommend any Brough solicitors on the Coventry BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Brough solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
Our offer on a semi in Brough has been accepted, but there is a chain. The vendors have offered on a property, but it’s not yet agreed to, and have viewings of other apartments booked. I have chosen a high street conveyancing solicitor in Brough. What should be my next step? At what point should I apply for the mortgage with Clydesdale?
It is usual to have concerns where there is a chain as you are unlikely to want to incur costs too early (home loan application is approx one thousand pounds, then valuation, Brough conveyancing search fees, etc). The first course of action is to check that your conveyancer is on the Clydesdale approved list. Concerning the subsequent phase this very much dictated by the uniqueness of your transaction, motivation for the property and on the state of the market. During a buoyant market the majority of purchasers will apply for the mortgage with Clydesdale and arrange for the valuation and only if it was satisfactory would they ask their conveyancer to proceed with the conveyancing in Brough.
Will our solicitor be raising enquiries about flooding during the conveyancing in Brough.
Flooding is a growing risk for solicitors dealing with homes in Brough. Plenty of people will acquire a house in Brough, fully aware that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Conveyancers are not best placed to give advice on flood risk, but there are a numerous checks that may be initiated by the purchaser or by their lawyers which can figure out the risks in Brough. The standard information supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a usual question of the vendor to discover whether the premises has suffered from flooding. In the event that flooding has previously occurred which is not notified by the owner, then a buyer may issue a compensation claim stemming from an incorrect answer. A buyer’s lawyers may also conduct an enviro search. This should indicate whether there is any known flood risk. If so, more detailed inquiries will need to be carried out.
Due to the guidance of my in-laws I had a survey completed on a house in Brough prior to instructing lawyers. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some banks may not give a loan on such a premises.
It depends who your proposed lender is. Santander has different requirements for example to Nationwide. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Brough. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Brough to see if the conveyancing costs will increase in light of this.
Given that I am about to part with hundreds of thousands of pounds on a garden flat in Brough I wish to talk to a conveyancer regarding thehome move ahead of instructing the firm. Is this something that you can arrange?
We could not agree more - it is our preference to talk to you we do not take any clients on without you first talking to the lawyer due to be carrying out your conveyancing in Brough.There is no ‘factory style conveyancing’ - each client is an important person, not a matter reference. The law firms that we put you in touch with believe that the figure you are provided with for residential conveyancing in Brough should be the figure that you are charged.