I do hope you can help me. My Horbury solicitor is advising me that she is duty bound toconduct Horbury conveyancing searches asthe firm are on the Nat Westsolicitor panel. These Horbury checks cost a lot of money can this be avoided?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Horbury conveyancing searches.
My home in Horbury is up for sale and I have a buyer. Will my property lawyer have to be required to be on the Leeds Building Society conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Leeds Building Society conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently currently.
Can you point me to a directory of UBS panel conveyancers in Horbury on the UK Finance Lenders’ Handbook Website?
No. There is no such tool on the CML or Building Society Association websites. Very few lenders make their panel listings open the public over the internet. Where you are looking for a Horbury conveyancer on the UBS please make the most of our facility.
We previously appointed conveyancers located in Horbury on the Santander solicitor approved list. They have just billed me an additional amount for handling the Santander mortgage. Is this an additional conveyancing fee specified by Santander?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your property lawyer may levy a fee for this. The charge is not dictated by Santander but by your Horbury solicitor. Plenty of firms on the Santander panel will levy an ‘acting for lender’ fee but many firms include it on their overall fee.
About to purchase flat in Horbury. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Yorkshire BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Horbury property lawyer is on the Yorkshire BS conveyancing panel.
I know that there are debates on Chancel Insurance on online forums. Am I compelled to have this when buying a property in Horbury? or I am told that there is historic law that means some house owners living in a parish church boundary will be compelled to contribute towards repairs towards the chancel within the church. Is this applicable for conveyancing in Horbury?
Unless a prior purchase of the premises completed after 12 October 2013 you could assume that lawyers carrying out conveyancing in Horbury to continue to propose a a chancel search and or chancel repair liability insurance.
I am buying my first flat in Horbury with a loan from Lloyds TSB Bank. The sellers would not move on the price so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not to tell my conveyancer about the side-deal as it may jeopardize my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
I opted to have a survey completed on a house in Horbury in advance of retaining lawyers. I have been told that there is a flying freehold aspect to the property. My surveyor has said that some banks may refuse to issue a mortgage on such a premises.
It depends who your proposed lender is. HSBC has different instructions for example to Birmingham Midshires. If you e-mail us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Horbury. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Horbury to see if the conveyancing costs will increase in light of this.