We are purchasing a flat and require a conveyancing solicitor in Hawkshead who is on the Yorkshire BS approved panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Yorkshire BS . We don't recommend any particular firms conducting conveyancing in Hawkshead.
I am being told by my conveyancer that lack of planning permission insurance is required on my purchase. What is the level of cover for Hawkshead conveyancing?
The right level of lack of planning permission indemnity insurance depends on your lender. It would differ for example between Barclays and Bank of Scotland. Conveyancing solicitors as opposed to members of the public take out such insurances.
Is there a list of Clydesdale panel solicitors in Hawkshead on the Council of Mortgage Lender’s Website?
No. There is no such tool on the CML or Building Society Association sites. Very few banks make their panel listings visible online. If you are looking for a Hawkshead solicitor on the Clydesdale please use our tool.
I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Hawkshead solicitor - who is on the Leeds Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Hawkshead postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in Hawkshead.
Various internet forums that I have come across warn that are the primary cause of stalling in Hawkshead house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of hindrances during the legal transfer of property. Searches are not likely to be the root cause of slowing down conveyancing in Hawkshead.
I'm buying my first flat in Hawkshead benefiting from help to buy. The developers refused to budge the price so I negotiated 6k of extras instead. The sale representative advised me not inform my conveyancer about this deal as it would affect my mortgage with Leeds Building Society. Should I keep quiet?.
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.
Should I be wary that brokers that I am dealing with are recommending a factory type conveyancing firm as opposed to a High Street Hawkshead conveyancing firm?
As with many professional services, often recommendations from family and friends can be extremely useful or valuable. But there are numerous players in a conveyancing deal; estate agents, financial adviser and mortgage companies may recommend solicitors to instruct. On occasion the solicitors might be known to one of the organisations as experts in their field, but sometimes there might be a commercial relationship behind the recommendation. You are free to appoint your preferred conveyancer. However, bear in mind that most mortgage providers operate an approved list of law firms you have to use for the lender related work in your house move.
I have been sourcing a conveyancing lawyer in Hawkshead for my remortgage. Can I see a firm’s complaints history with the legal regulator?
Members of the public can read published Solicitor Regulator Association (SRA) determinations stemming from investigations started on or after Jan 2008. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training reasons.