Please help. My Low Moor solicitor is assuring me that he has toapply for Low Moor conveyancing searches becausethe firm are on the Santanderapproved lawyer panel. Is my lawyer right?
You have limited options available to you. As you are obtaining a home loan with a lender your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Low Moor conveyancing searches.
I am considering applying for a Virgin Money mortgage for purchase of a newly converted (under development) in Low Moor with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Virgin Money ?
There is nothing to stop you using your solicitor, but Virgin Money will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
I am selling our home in Low Moor and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any local conveyancer would know that there is no such problem. It does beg the question why the buyers used an online conveyancing firm rather than a conveyancing solicitor in Low Moor. We have lived in Low Moor for 5 years we know of no issue. Is it a good idea to contact our local Authority to seek clarification need.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
How does conveyancing in Low Moor differ for new build properties?
Most buyers of new build or newly converted property in Low Moor come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is built. This is because house builders in Low Moor tend to 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 accustomed to new build conveyancing in Low Moor or who has acted in the same development.
Due to the input of my in-laws I had a survey completed on a property in Low Moor prior to appointing conveyancers. I have been advised that there is a flying freehold element to the house. My surveyor advised that some lenders tend not give a mortgage on such a home.
It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. Should you wish to telephone us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Low Moor. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Low Moor to see if the conveyancing costs will increase in light of this.
How difficult is it to transfer to a new conveyancer as I need to select one who is on the The Mortgage Works conveyancing list. I had appointed a family conveyancing solicitor in Low Moor five minutes from me but she is not accepted by The Mortgage Works
It would be our pleasure to assist you select a conveyancing solicitor in Low Moor on the The Mortgage Works panel. Please note that the conveyancers that we on the directory do not pay us commission if you instruct them and are fully regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Low Moor. In utilising search facility on this site, you can compare charges for conveyancing solicitors in Low Moor and throughout England and Wales.