We are soon to complete on the purchase of a house in Shipley but as a result of damage from some water damage at the property I have was able negotiate reparation from the current proprietors of £2k taking the form of a deduction in the price. I had intended this to be addressed as part of amending the contract yet Leeds Building Society are not allowing this. Should they have been approached?
Any conveyancing practitioner that is on the Leeds Building Society conveyancing panel is duty bound to advise Leeds Building Society of any variations to the purchase price. If you prohibit your conveyancer to report the price change to Leeds Building Society then they would have to discontinue acting for you. In addition, Leeds Building Society and you would have to appoint a new property lawyer for your conveyancing in Shipley.
My apartment in Shipley is up for sale and I have accepted an offer. Does the lawyer need to be required to be on the Clydesdale conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Clydesdale conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently currently.
How does conveyancing in Shipley differ for new build properties?
Most buyers of new build or newly converted property in Shipley come to us having been asked by the builder to exchange contracts and commit to the purchase even before the house is finished. This is because house builders in Shipley typically purchase 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 Shipley or who has acted in the same development.
I opted to have a survey carried out on a house in Shipley before appointing lawyers. I have been informed that there is a flying freehold aspect to the house. The surveyor has said that some lenders tend not give a loan on such a house.
It depends who your proposed lender is. Lloyds has different requirements from Halifax. If you call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Shipley. Conveyancing will be smoother if you use a solicitor in Shipley especially if they regularly deal with such properties in Shipley.
I need to instruct a conveyancing practitioner in Shipley for my house move. Is it possible to review a firm’s complaints history with the profession’s regulator?
Members of the public can read published Solicitor Regulator Association (SRA) determinations arising from investigations started on or after 1 January 2008. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The SRA sometimes recorded call for training requirements.
What is the reason for my property lawyer requiring a list of items of ID ahead of starting my conveyancing in Shipley?
Shipley conveyancing practitioners are required by the Law Society, Solicitors Regulation Authority, HM Land Registry and current AML legislation to record that the have verified the identity of their clients. It will also be a condition of your mortgage offer. In addition they have to complete various forms, particularly those relating to Land Tax and need to have details such as your full names, NI number and DOB.