We chose a local lawyer for our conveyancing in Lydiate yesterday. Reviewing the terms of engagement I notewe are responsible for costs even if the sale aborts. Should I go with them or use a web based lawyer who offer no completion no charge conveyancing in Lydiate?
It is usually ‘give and take’ in that if "No Completion No Fee" is advertised then the fee levels will generally be more expensive to offset the transactions that fail to complete. Also remember that such promotions tend not to cover expenses such as Lydiate conveyancing search fees.
My husband and I are buying a newly built duplex in Lydiate and my solicitor is informing me that she is duty bound to the mortgage company to disclose incentives from the developer. I am on a tight deadline to exchange and I would rather not prolong the conveyancing. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
If you had a top tip for selecting a conveyancing solicitor in Lydiate what would it be?
It would be unwise to be tempted by the lowest Lydiate conveyancing quote. 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 go into the conveyancing with your eyes wide open.
We previously instructed conveyancers with offices in Lydiate on the Santander solicitor approved list. They have just invoiced me a further sum for dealing with the Santander mortgage. Is this a supplemental conveyancing fee set by Santander?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your conveyancing practitioner can charge a fee for this. This charge is not set by Santander but by your Lydiate solicitor. Plenty of firms on the Santander panel will levy an ‘acting for lender’ fee and others do not.
It is unclear whether my lender requires a lease extension. I have telephoned my Lydiate bank branch on various occasions and was told they are content with the situation and they would lend. My Lydiate conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
The conveyancing practitioner must follow the Council of Mortgage Lenders’ Handbook Part 2 specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I have a 4 bedroom Edwardian property in Lydiate. Conveyancing lawyer represented me and Bank of Scotland. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold with the exact same property. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Lydiate and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with the conveyancing solicitor who conducted the work.
Due to the encouragement of my in-laws I had a survey completed on a property in Lydiate before appointing lawyers. I have been informed that there is a flying freehold aspect to the house. Our surveyor has said that some banks may not issue a mortgage on a flying freehold property.
It varies from the lender to lender. HSBC has different instructions from Halifax. If you e-mail us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Lydiate. Conveyancing may be slightly more expensive based on your lender's requirements.
I am downsizing from my home. My past lawyers has retired. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Lydiate if that makes things easier.
Please use our search tool to help you find a solicitor for your conveyancing in Lydiate. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.