After what seems like an age a mortgage agreement from Santander for the remortgage of my 3 bedroom apartment is expected imminently. Can you suggest a low cost conveyancing law firm in Thornaby?
This site is not designed to help those in their quest for cut-price fees for conveyancing solicitors in Thornaby. Our aim is to provide cost effective conveyancing but our intention is not to advertise as being the cheapest. Resist the temptation to appoint organisations enticing you with £99 conveyancing in Thornaby. The optimum outcome, in choosing a lawyer for low cost conveyancing, you will receive what you pay for and at worst you will end up being stung for additional fees and still not end up with the service you were looking for.
We were just about to sign contracts for a property in Thornaby. We encountered a problem. The mortgage offer with Godiva Mortgages Ltd runs out on 9/2/2026 but the sellers are putting forward a completion date of 11/2/2026. Is it possible to extend the mortgage offer?
The person best placed to deal with your concern is your lawyer who is in a position to assess if they corresponding with the bank, owner’s conveyancers, selling agents or indeed all three based on the history of your house move as of today.
Having sold my house in Thornaby last February but our buyer keeps calling every few hours complaining that their conveyancer is waiting to hear from mine. What should my lawyer have done now that I have sold?
Post completion of your house sale your lawyer should deliver the transfer deeds and all supplemental paperwork to the purchaser's solicitors. Where appropriate, your conveyancer should also evidence that the mortgage has been repaid to the buyers solicitors. There is unlikely to be post completion tasks peculiar conveyancing in Thornaby.
We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would much rather appoint a local conveyancing solicitor in Thornaby?
Do check but the the probability is that give you one of their panel solicitors if you want the "fee-free" incentive. Speak to the lender and see if they offer you a monetary alternative. Some mortgage companies have previously offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor near Thornaby.
We have agreed to purchase a house in Thornaby. A rare aspect is that the roof has a solar panel. Skipton have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Skipton your lawyer must comply with the formal instructions outlined in Part 2 of UK Finance Lenders’ Handbook for Skipton. The Council of Mortgage Lenders’ Handbook includes minimum provisions for solar panel roof-space leases, and lawyers are required to report to Skipton where a lease does not comply with these conditions. The conditions relate to the installation of panels on properties nationwide and is not restricted to Thornaby.
It is not clear whether my lender requires a lease extension. I have called into my local Thornaby building society branch on numerous occasions and was told it does not affect the mortgage offer and they will lend. My Thornaby conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your solicitor must follow the CML Handbook Part 2 requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
About to purchase maisonette in Thornaby. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the UBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Thornaby solicitor is on the UBS conveyancing panel.
I used Arc property Solicitors several years ago for my conveyancing in Thornaby. I now require my file however the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate 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 Thornaby of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.