I have just started taking steps with a view to changing my existing standard home loan to a Buy to Let Santander mortgage. The bank has said that I must appoint a solicitor for this. I spoke to the same Lancashire conveyancing firm who dealt with the legals when I first acquired the property. The costs illustration provided of £550 has shocked me as I am not require purchase conveyancing - it’s just a bog-standard refinance.
The estimate does seem a tad steep. If you shop around you might decrease the fees slightly by as much as £100 plus VAT. That being said, if you were content with the service the firm gave you maycome to regret opting for an a cheaper conveyancer. If is important to be sure the solicitor can represent Santander. Do employ our search tool to locate a Lancashire conveyancing firm on the Santander approved list of lawyers, which can often include conveyancing solicitors in Lancashire.
My Lancashire solicitor has discovered a difference between the assumptions in the valuation survey and what is revealed within the conveyancing documents. My solicitor says that he must ensure that the bank is OK with this discrepancy and is content to go ahead. Is my solicitor’s stance right?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
What is the difference between a licensed conveyancer and conveyancing solicitor in Lancashire
Two types of professional can execute conveyancing in Lancashire namely licenced conveyancers or solicitors. Both professionals handle the legal services that you need to complete the sale or purchase of property. They are both required to handle Lancashire conveyancing on similar quality and guidelines so you may be safe in the knowledge that your conveyancing will be professionally administered and that the requisite procedures will be accurately taken.
Last month we had a mortgage agreed in principle with Skipton. Lancashire conveyancing practitioners have been selected. What is the average time that one could expect to receive a mortgage offer from Skipton?
There is no definitive answer here. Have Skipton completed the valuation? Have you informed Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Clydesdale have agreed my mortgage in principle, my bid on a property in Lancashire has been accepted, now what?
Your estate agent will want to know who your solicitors are (be sure the solicitors are on the bank’s panel). Telephone Clydesdale or the broker and finalise any outstanding forms. Clydesdale will instruct a valuer who will get in contact with the selling agent or vendor to arrange an appointment. Once carried out (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Clydesdale will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Lancashire.
I have been advised by a number of estate agents in Lancashire to choose a solicitor using your seach tool. Is there a financial upside for Estate Agents to promote your site rather than a competitor’s?
We don’t make any commission for sending work our way. We thought it would be too underhand a fee as members of the public would think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
We are 3 weeks into a leasehold purchase having been referred to conveyancers by the selling agent to handle our conveyancing in Lancashire. I am am starting to be disappointed with the level of service. Can you you assist me in finding new conveyancers?
They would have to be really poor in order to consider diss instructing them. Has your mortgage been issued? If so you will need to inform them of the new contact details and ensure the offer are re-issued. Your new solicitor ideally needs to be on the mortgage company panel to avoid escalating fees and delays. That should be your first question of the new conveyancers. Our search tool can assist you in finding a lender approved conveyancer for your home move in Lancashire
Been reading online that Lancashire solicitors are more expensive than licensed conveyancers in Lancashire when it comes to buying a property. Am I better off using a conveyancer or a solicitor where I am purchasing a house in Lancashire.
When it comes to conveyancing in Lancashire the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.