We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to instruct their panel conveyancer as I would prefer to use a Silsworth based conveyancing firm?
You should check but the chances are that appoint one of their panel conveyancers should you want the "fee-free" offer. Call the mortgage company and determine if they allow a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor near Silsworth.
I just acquired a flat at auction in Silsworth. Conveyancing is required. What happens now?
Now that you are to in every practical sense signed on the dotted line you will need to choose a conveyancing practitioner quickly as you now have a tight a drop dead date to complete the transaction. An auction property should have an associated legal pack. This will include evidence of title and search results. If you have purchased leasehold property the auction pack may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to a leasehold property. You must give this to the solicitor working for you ASAP. You also need to ensure that that you have the requisite funding organised to complete on the on the contractual date .
I am currently in the process of buying my council flat in Silsworth. I have a mortgage offer with Barclays. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.
After weeks of negotiation I have agreed a price on a house in Silsworth. My mortgage broker recommended their conveyancers. I paid an upfront payment of £175. Not long after, the lawyer called me to say that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I used Wolstenholmes several years past for my conveyancing in Silsworth. I now require my file but the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Silsworth of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm buying my first flat in Silsworth with the aid of help to buy. The sellers refused to budge the price so I negotiated £7000 of additionals instead. The sale representative told me not reveal to my conveyancer about the deal as it could impact my loan with the lender. Is this normal?.
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.
I decided to have a survey done on a house in Silsworth prior to appointing lawyers. I have been informed that there is a flying freehold overhang to the property. The surveyor advised that some banks may not give a loan on such a home.
It depends who your proposed lender is. Lloyds has different instructions from Nationwide. If you call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Silsworth. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Silsworth to see if the conveyancing costs will increase in light of this.
I am 14 days into a residential purchase having been directed to a firm by the selling agent to handle our conveyancing in Silsworth. I am am extremely frustrated with the quality of service. Could you help me find new conveyancers?
They would have to be very bad in order to consider changing them. Has your mortgage been generated? If so you must inform them of the new contact details and have the offer are re-sent. Your solicitor ideally should be on the mortgage company approved list to avoid supplemental charges and frustration. That should be your first question of the new solicitors. Our find a solicitor tool will assist you in finding a lender approved conveyancer for your conveyancing in Silsworth