I am hoping to receive a offer of a home loan from Nat West. I intend to use a Licensed Conveyancer in Leeds. Does the Nat West Solicitor panel allow for Licensed Conveyancers?
The Nat West conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
If you had a top tip for selecting a conveyancing solicitor in Leeds what would it be?
Do not opt for the lowest Leeds conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
Last month we had a mortgage agreed in principle with UBS. Leeds conveyancing practitioners were chosen. How long does it take for UBS to forward the offer to the lawyer?
Some lenders take longer than others. Have UBS conducted the valuation? Have you advised UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Leeds solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland 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 lawyer 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 Leeds postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Leeds.
What can a local search tell me about the property my wife and I buying in Leeds?
Leeds conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search organisations such as Searches UK The local search is essential in every Leeds conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your property. The search will reveal data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.
How does conveyancing in Leeds differ for new build properties?
Most buyers of new build premises in Leeds approach us having been asked by the builder to sign contracts and commit to the purchase even before the residence is constructed. This is because builders in Leeds usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Leeds or who has acted in the same development.
Given that I am about to spend hundreds of thousands of pounds on 3 bedroom house in Leeds I wish to talk to a solicitor about mytransaction ahead of appointing the firm. Is this something that you can arrange?
We could not agree more - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor due to be conducting your conveyancing in Leeds.There is no ‘factory style conveyancing’ - every client is unique individual, not a file reference. The solicitors that we put you in touch with believe that the figure you are provided with for residential conveyancing in Leeds should be the amount on the final invoice that you end up paying.
My husband and I are new on the property ladder - had an offer accepted, but the estate agent informed us that the seller will only proceed if we use their recommended conveyancers as they want an ‘expedited deal’. We would rather use a local conveyancer with experience of conveyancing in Leeds
It is unlikely the sellers are behind this. Should the owner require ‘a quick sale', taking such a hostile approach to a serious buyer is counter productive. Speak to the vendors direct and explain that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are chain free (d) you wish to move quickly (e)however you will continue to appoint your preferred Leeds conveyancing solicitors - rather thanthose that will earn the estate agent a introducer fee or achieve conveyancing thresholds set by HQ.