We previously instructed conveyancers with offices in Symonds Yat on the Clydesdale solicitor panel. They are now charging me a supplemental charge for handling the Clydesdale mortgage. Is this an additional conveyancing fee specified by Clydesdale?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your property lawyer may levy a fee for this. This fee is not dictated by Clydesdale but by your Symonds Yat property lawyer. Numerous firms on the Clydesdale panel will quote an ‘acting for lender’ fee but plenty of firms incorporate it on their overall fee.
My husband and I have arranged a further advance on our mortgage from Nationwide as we intend to carry out improvements to our property in Symonds Yat. Are we obliged to appoint a nearby Symonds Yat solicitor on the Nationwide conveyancing panel to deal with the legals?
Nationwide do not ordinarily instruct firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide list.
I had an offer accepted on a house in Symonds Yat on 14/1/2025, valuation was booked five days later, all came back fine. Property lawyer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Yorkshire BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Yorkshire BS conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I know that there are debates on Chancel Insurance on online forums. Do I require chancel insurance when buying a house in Symonds Yat? or Apparently there is an ancient law that means some house owners living in a parish church boundary may be liable to pay for repairs to the chancel in proximity to the church. Is this a legitimate concern for conveyancing in Symonds Yat?
Unless a previous purchase of the house completed after 12 October 2013 you may assume that solicitors carrying out conveyancing in Symonds Yat to continue to advocate a chancel search and or insurance against a claim.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The solicitors who did the conveyancing in Symonds Yat 10 years ago have long since closed. Will I be able to sell the house?
Gone are the days when you need to hold title original deeds to establish that you own the land or premises, given that the Land Registry have everything they need in a digital format.
I opted to have a survey completed on a property in Symonds Yat in advance of instructing solicitors. I have been informed that there is a flying freehold aspect to the property. My surveyor has said that some banks may refuse to grant a loan on a flying freehold house.
It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. Should you wish to call us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Symonds Yat. Conveyancing will be smoother if you use a solicitor in Symonds Yat especially if they are familiar with such properties in Symonds Yat.
My husband and I are novice buyers - agreed a price, yet the agent informed us that the owners will only issue a contract if we appoint their preferred lawyers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a high street solicitor used to conveyancing in Symonds Yat
It is highly unlikely the vendors are driving this. Should the owner desire ‘a quick sale', turning down a serious purchaser is is going to put the whole deal at risk. Bypass the agents and go straight to the sellers and explain that (a)you are genuine buyers (b)you are ready to go, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you intend to use your own,trusted Symonds Yat conveyancing lawyers - not the ones that will earn the estate agent a kickback or hit his conveyancing targets set by HQ.
What are your top tips when it comes to finding a Symonds Yat conveyancing practice to deal with our lease extension?
When appointing a solicitor for lease extension works (regardless if they are a Symonds Yat conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with several firms including non Symonds Yat conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be helpful:
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How many lease extensions have they carried out in Symonds Yat in the last twenty four months?
Leasehold Conveyancing in Symonds Yat - A selection of Queries Prior to buying
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Does the lease contain onerous restrictions? How long is the Lease? Are any of leasehold owners in arrears of their service charge payments?