My fiance and I are looking to acquire a house in Great Harwood and are in fact using a Great Harwood conveyancing firm. Within the last couple of days our property lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Yorkshire Building Society have this afternoon contacted us to inform me that there is now an issue as our Great Harwood lawyer is not on their conveyancing panel. What do we do from here?
When purchasing a property with the benefit of a mortgage it is normal for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Great Harwood solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
We are about to sign contracts for a leasehold flat in Great Harwood. We encountered a stumbling block. Our mortgage offer with Virgin Money runs out on 5/1/2026 but the owners are suggesting a completion date of 7/1/2026. Can one prolong the mortgage offer?
The person best placed to deal with your concern is your solicitors who should calculate whether they should be discussing with the mortgage broker, vendor’s conveyancers, selling agents or conceivably all three based on the circumstances your transaction as of today.
We are purchasing a flat and need a conveyancing solicitor in Great Harwood who is on the Santander approved panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Great Harwood.
Will commercial conveyancing searches reveal proposed roadworks that may affect a commercial site in Great Harwood?
Many commercial conveyancing solicitors in Great Harwood will carry out a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Great Harwood. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Great Harwood.
For every commercial conveyancing transaction in Great Harwood it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may cause delays to Great Harwood commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for residential conveyancing in Great Harwood.
I am purchasing a new build house in Great Harwood with a loan from Coventry Building Society. The developers would not reduce the amount so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not reveal to my conveyancer about this extras as it will impact my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Great Harwood is where the house is located. Can you shed any light on this issue?
Flying freeholds in Great Harwood are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Great Harwood you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Great Harwood may decide 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 premises.