I am not in a position to travel far from Hockley Heath. I would like to know the reason why all Hockley Heath conveyancers aren't automatically on all lender panels?
Mortgage Companies ordinarily impose restrictions on either the type or volume of conveyancing firms on their panel. Frequent examples of such restriction(s) being that the firm must have at least two partners. As well as restricting the structure of firm, some lenders decided to reduce the number of firms they use to act for them. You should note that mortgage companies have no accountability for the standard of advice given by any Hockley Heath property lawyer on their panel. Property fraud was the primary trigger for the reduction of conveyancing panels in the last decade notwithstanding that there are conflicting views about whether solicitors sat at the center of that fraud. Data from HMLR indicates that thousands of conveyancing organisations only transact a couple of conveyances annually. Those vindicating conveyancing panel consolidation question why conveyancing firms deserve claim to be on a conveyancing panel when clearly conveyancing is not their speciality?
is it true that all Hockley Heath solicitor firms on the Yorkshire BS conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Yorkshire BS approved list of solicitors they would need to be governed by the SRA. Some lenders do permit licenced conveyancers on their panel in which case such practice would be governed by the Council of Licensed Conveyancers.
We previously selected solicitors based in Hockley Heath on the Coventry BS solicitor panel. They have just billed me a separate sum for the legal aspects of the Coventry BS mortgage. Is this an additional conveyancing fee specified by Coventry BS?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancing practitioner may charge a fee for this. This charge is not dictated by Coventry BS but by your Hockley Heath conveyancing practitioner. Some firms on the Coventry BS panel will charge an ‘acting for lender’ fee but many practices include it on their overall fee.
I have instructed a Hockley Heath lawyer having made sure that they are on the Barclays conveyancing panel. Does my lawyer arrange the survey of the property?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays 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. You may wish to consider appointing your own Hockley Heath surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I opted to have a survey done on a house in Hockley Heath prior to instructing solicitors. I have been advised that there is a flying freehold overhang to the house. The surveyor has said that some mortgage companies tend not issue a mortgage on a flying freehold 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 mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Hockley Heath. Conveyancing may be slightly more expensive based on your lender's requirements.
How can the Landlord & Tenant Act 1954 impact my commercial offices in Hockley Heath and how can you help?
The 1954 Act provides a safeguard to business tenants, granting the a statutory right to apply to court for a renewal lease and remain in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Hockley Heath is one of our numerous areas of the UK in which our lawyers are based
My father has suggested that I instruct his lawyers for conveyancing in Hockley Heath. Should I use them?
There are no two ways about it the ideal way to select a conveyancing lawyer is to seek referrals from friends or family who have experience in using the solicitor that you are considering.
Been searching for a conveyancer for leasehold sale conveyancing in Hockley Heath. I'm selling, uncomplicated no mortgage to pay off, no rush, no onward purchase. Got a quote from a solicitor for £900 including VAT which is a little high given that its so straightforward. Is it possible to find less expensive fees for conveyancing in Hockley Heath?
Considering it’s a sale only, 475 + VAT is likely to be about the lowest for sale conveyancing in Hockley Heath.