I went with a high street lawyer for my conveyancing in Otley yesterday. Reviewing the Ts and Cs it is apparent thatwe are on the hook for charges even if the dealdoes not go ahead. Should I go with them or appoint an on-line conveyancing brokerage advertising no-sale-no-fee conveyancing in Otley?
It is usually ‘give and take’ in that if "No Completion No Fee" is offered then the conveyancing charges will tend to be be uplifted to offset those cases that do not go ahead. Do bear in mind that such offerings generally do not protect you from disbursements e.g. Otley conveyancing search expenses.
What is the first thing I need to know about purchase conveyancing in Otley?
You may not hear this from too many lawyers but conveyancing in Otley or throughout Leeds is often a confrontational process. Put another way, when it comes to conveyancing there is plenty of opportunity for conflict between you and other parties involved in the legal transfer of property. For example, the seller, selling agent and sometimes your mortgage company. Appointing a solicitor for your conveyancing in Otley should not be taken lightly as your conveyancer is your adviser, and is the ONE person in the process whose role it is to protect your legal interests and to keep you safe.
We are witnessing a worrying ongoing adversarial element to conveyancing- someone must be blamed for the process being so protracted. You your first instinct should be to trust your conveyancer above all other players in the conveyancing process.
Are the BSA intent on creating a online directory to to identify solicitors on the Earl Shilton BS conveyancing panel for example in Otley?
We would not expect to be advised of any intention on the part of the BSA to develop such a register.
This question may be naive but I am unexperienced as FTB of a garden flat in Otley. Do I collect the keys to the house on the completion date from my lawyer? If so, I will instruct a High Street conveyancing solicitor in Otley?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the vendor’s solicitors, and once they have received this, you will be able to pick up the keys from the property Agents and start moving into the property. This tends to happen early afternoon.
We had selected conveyancers located in Otley on the Leeds Building Society solicitor panel. They are now charging me an additional fee for handling the Leeds Building Society mortgage. Is this an additional conveyancing fee specified by Leeds Building Society?
Provided it is contained in their Terms and Conditions or estimate then yes your property lawyer may charge a fee for this. This fee is not set by Leeds Building Society but by your Otley property lawyer. Plenty of firms on the Leeds Building Society panel will charge an ‘acting for lender’ fee and others do not.
I have paid off my mortgage with Skipton. I assume I don't need a Otley solicitor on the Skipton panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
Should commercial conveyancing searches reveal impending roadworks that may affect a commercial land in Otley?
Many commercial conveyancing solicitors in Otley will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Otley. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Otley.
For each commercial conveyancing transaction in Otley it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Otley commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Otley.
I'm purchasing my first flat in Otley with a loan from Godiva Mortgages Ltd. The developers refused to reduce the price so I negotiated 6k of additionals instead. The house builders rep suggested that I not reveal to my solicitor about this deal as it would adversely affect my mortgage with Godiva Mortgages Ltd. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.