I am acquiring a house for cash in Holmes Chapel. I have resided for the last 15 years in Holmes Chapel. Conveyancing searches are expensive. As I know the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?
In the absence of a home loan, then almost all of the Holmes Chapel conveyancing searches are at your discretion. Your lawyer will 'advise', no-doubt strongly, that you should have searches done, but he has a professional duty to take that path of encouragement . Do consider; if you are intend to dispose of the house at a future date, it will be of interest to your future buyer what the searches disclose. There are plenty of instances where houses with no practical issues can still show up unexpected search results. A competent conveyancing solicitor in Holmes Chapel will be able to give you some helpful advice here.
I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Holmes Chapel. My lender is Platform
Platform have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 8/11/2024, the requirements read as follows :
I'm in the throws of viewing houses in Holmes Chapel and I am now considering a potential offer. Is it too early to have a solicitor in place? I intend to finance via a mortgage with Co-operative.
It would be sensible to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. As you are taking out a mortgage with Co-operative, ask your prospective lawyers if they are on the Co-operative conveyancing panel otherwise they can't do the mortgage legal work.
I recently had an offer agreed on an apartment in Holmes Chapel. My mortgage broker pressured me to appoint their conveyancer. I paid an upfront payment of £200. Soon after, the conveyancing practitioner called me sheepishly admitting that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My sealed bid on a semi in Holmes Chapel has been accepted, but there is a chain. The vendors have put an offer on a flat, but it’s not yet agreed to, and have viewings of other flats booked. I have selected a bricks and mortar conveyancing solicitor in Holmes Chapel. What do I do now? When should I get the mortgage application with UBS going?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then valuation, Holmes Chapel conveyancing search fees, etc). First, you should ensure that your solicitor is on the UBS conveyancing panel. Concerning the subsequent stages this very much dictated by the specifics of your case, attraction to this property and on the state of the market. In a rising market some buyers would apply for the mortgage with UBS and arrange for the valuation and only if it comes back ok would they request their conveyancer to move forward with the conveyancing in Holmes Chapel.
Over the last few months I have been searching for a ground for flat up to £245,000 and identified one near me in Holmes Chapel I like with a park and railway links nearby, however it only has 51 years on the lease. There is not much else in Holmes Chapel in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you need a home loan the shortness of the lease will be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you could ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
I was recommended by numerous estate agents in Holmes Chapel to get a quote from a conveyancer on your site. What’s the financial incentive for Estate Agents to recommend your lawyers over another?
We don’t make any referral fee for sending work in our direction. We found it would be just too difficult to pay a commission because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
My husband and I are FTB’s - agreed a price, but the estate agent advised that the vendor will only move forward if we appoint the agent's recommended conveyancers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a local conveyancer who is accustomed to conveyancing in Holmes Chapel
It is improbable the sellers are driving this. If they require ‘a quick sale', alienating a motivated purchaser is likely to cause more damage than good. Contact the owners directly and make the point that (a)you are keen to buy (b)you are ready to progress, with finances in place © you are unencumbered (d) you wish to move quickly (e)but you are going to appoint your own,trusted Holmes Chapel conveyancing solicitors - as opposed tothose that will earn the negotiator at the agency a referral fee or achieve conveyancing thresholds pre-set by senior management.