We are expecting a mortgage offer soon. The lender mentioned the mortgage came with free conveyancing. Does this mean I have to instruct their panel solicitor as I would much rather use a Liversedge based conveyancing firm?
You should check but the chances are that give you one of their panel conveyancers should you take up the "fee-free" deal. Contact the bank to determine if they allow a cash alternative. Some banks have previously offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor in Liversedge.
We are purchasing a apartment in Liversedge. It might be a silly question but how we can trust a lawyer? On completion day we will need to send funds into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am expecting a OIP from HSBC this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do HSBC recommend any Liversedge solicitors on the HSBC conveyancing panel, or is it better to go independently?
You will need to appoint Liversedge solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.
At last I have had an offer on a maisonette in Liversedge accepted, the sellers do nevertheless have an associated purchase. The owners have put an offer on a flat, but it’s not been accepted yet, and have viewings of other properties booked. I have chosen a bricks and mortar conveyancing solicitor in Liversedge. What should be my next step? At what stage should I apply for the mortgage with RBS?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (home loan application is approx £1k, then valuation, Liversedge conveyancing search charges, etc). First, you should check that your conveyancer is on the RBS conveyancing panel. Concerning the next steps this very much dictated by the specifics of your transaction, motivation for this property and on the state of the market. In a buoyant market many buyers would apply for a home loan with RBS and arrange for the valuation and only if it comes back ok would they ask their lawyer to press on with the conveyancing in Liversedge.
My friend recommended that where I am purchasing in Liversedge I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually included in the estimate for your Liversedge conveyancing searches. It is not a small report of more than thirty pages, listing and detailing significant information about Liversedge around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Liversedge Education with maps and statistics, Local Amenities and other useful data about Liversedge.
I am buying a new build house in Liversedge with a loan from Britannia. The builders would not budge the amount so I negotiated 6k of extras instead. The sale representative told me not to tell my lawyer about the side-deal as it may jeopardize my mortgage with the lender. 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 decided to have a survey carried out on a house in Liversedge ahead of instructing conveyancers. I have been told that there is a flying freehold overhang to the house. The surveyor advised that some banks will not issue a loan on this type of home.
It depends who your proposed lender is. Bank of Scotland has different requirements from Birmingham Midshires. If you contact 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 Liversedge. Conveyancing may be slightly more expensive based on your lender's requirements.
I need to find a conveyancing solicitor for sale conveyancing in Liversedge. I happened to stumble upon a site which seems to have the ideal offering If it is possible to get all this stuff done via email that would be preferable. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?